Are You Ready for Winter? - CHOA · Are You Ready for Winter? 457313 9/20/07 3:46 PM Page 1. The Homeowner Protection Office offers free, up-to-date information to assist homeowners

CONDOMINIUM HOME OWNERS’ ASSOCIATION OF B.C.$ 4 . 9 5 S E P T E M B E R 2 0 0 7

INSIDE THIS EDITION

Planning for the Future … 3

CMHC Rental Survey … 3

The Unpaid Deductible –Part 2 … 7

Guide to Winterization … 12

Maintenance Matters:Sealants … 15

Business Directory ... 28-29

w w w . c h o a . b c . c a 1 . 8 7 7 . 3 5 3 . 2 4 6 2

Are You Ready for Winter?

457313 9/20/07 3:46 PM Page 1

The Homeowner Protection Office offers free, up-to-dateinformation to assist homeowners and homebuyers.

This information includes:

• Options for Resolving Residential Construction Disputes – guide

• Application packages for no-interest repair loans and the PST Relief Grant for owners of leaky homes

• Buying a New Home: A Consumer Protection Guide• Managing Major Repairs —A Condominium Owner’s

Manual (available on-line)• A registry of licensed residential builders and building

envelope renovators.

For more information contact the Homeowner Protection Office:

Assistance to Condo Owners

Toll-free: 1 800 407 7757Email: [email protected]

Website: www.hpo.bc.ca

B U I L D I N G B C

457313 9/20/07 3:46 PM Page 2

CHOA Journal September 2007 3

CONDOMINIUM HOMEOWNERS’ ASSOCIATION OF BCThe Condominium Home Owners’Association of BC promotes theunderstanding of strata property living andthe interests of strata property owners by providing: advisory services; education;advocacy; and resource support for itsmembers.

Website: www.choa.bc.ca

E-mail: [email protected]

Toll-Free: 1-877-353-2462

SUITE 202-624 COLUMBIA ST.NEW WESTMINSTERB.C. V3M 1A5TEL: 604.584.2462FAX: 604.515.9643

CHOA JOURNALThe CHOA Journal is published quarterlyby the Publisher.

DISCLAIMERThis publication is designed to provideinformative material of interest to itsreaders. It is distributed with theunderstanding that it does not constitutelegal or other professional advice.Although the published material isintended to be accurate neither we norany other party will assume liability for lossor damage as a result of reliance on thismaterial. Appropriate legal advice or otherexpert assistance should be sought from acompetent professional.The services orproducts of the advertisers contained inthe CHOA Journal are not necessarilyendorsed by the Condominium HomeOwners’ Association.

ADVERTISERS WELCOMEFor advertising information and rates,please contact our office.

TEL: 604.584.2462FAX: 604.515.9643

MEMBERSHIP INQUIRIESNew members are always welcome.Contact CHOA for more information.

CHOA BOARD OF DIRECTORSBill Miller, President—LMS1000Silvana Trotter, Past President—NW48Broc Braconnier, Vice President––KAS1884Evelyn Barry, Treasurer––NW1370Chris Rogerson, Secretary—LMS600

Karen Davidson—LMS2851Heinz Maassen—NW955Marion Mitchell—LMS358Mary Stojanovic—VR53

Emma Thibodeau—VAS0024Ted Tufford—NW3160Sonia Williams—VR 204Don Winchester—NW57

Allyson Baker, Business MemberDoug Correa, Business MemberAdrienne Murray, Business Member

STAFFTony Gioventu, Executive DirectorNettie Young, Accounting and ReceptionHeidi Marshall, Communications OfficerLynne Arling, Advisor InteriorSharon Kelly, Advisor Vancouver IslandChris Jodoin, Membership Co-ordinator

Contact the CHOA Office:Phone: 604-584-2462 (Local 2)or Toll Free: 1-877-353-2462 (Local 2)Email: [email protected]

Websi te : www.choa.bc .ca M embers’ Pa sswo rd: pine

This issue of the CHOA Journal is about preparing for thefuture. Included is an article about winterizing your strata.

Also included is a Homeowner Protection Office MaintenanceMatters bulletin that discusses everything you need to knowabout sealants, plus a follow-up article written by AdrienneMurray that further discusses insurance deductibles (part 1 ranin the July issue of the CHOA Journal).

Another key aspect of preparing for the future is education.CHOA has once again put together a comprehensive fall educa-tion program. Our strata seminars will run throughout theprovince: from Prince George, to the Lower Mainland, to theB.C. Interior and Vancouver Island. This year we are adding anew symposium dedicated to Facilities Management. HeldSeptember 29th in Surrey, this symposium will address themany crucial issues a strata needs to consider when maintain-

ing your facility. Topics will include: exterior maintenance,roofing, long-term reserve planning, landscaping, plumbingand indoor air quality. Have you ever wondered how your stra-ta can best plan for the future? If so, this seminar is for you.

CHOA will also host several evening seminars at our NewWestminster Office, plus our regular evening seminars in TumblerRidge, Kamloops, Vernon and Kelowna. Two new locations forour evening seminars include Chilliwack and Ladner. Added tothis will be our Vancouver Legal Symposium and our full daysymposiums in Victoria, Nanaimo, Prince George and Penticton.

Our goal is to ensure our educational seminars are alwaysof value to our members. For more information on CHOA’s Fall2007 Education Program please visit our website atwww.choa.bc.ca/seminars.html or call the office at 1-877-353-2462 ext. 2. ▲

Planning for the Future

| Antonio (Tony) Gioventu, Executive Director

CMHC to Conduct Rental Survey

During September, Canada Mortgage and HousingCorporation (CMHC) will be conducting its annual survey

of rentals in condominiums in the Greater Vancouver area,which will form a part of our annual Rental Market Survey.

Members of the Condominium Home OwnersAssociation (CHOA) may be contacted, either by phone orin-person, to complete this short survey. Apartment condo-miniums will be surveyed while townhouses and duplexeswill be excluded.

The co-operation of the condominium sector in completingthis survey is vital to ensure CMHC gathers sufficient data toanalyze the rental condominium market and we appreciate yourtime. The condominium sector plays an important part of thesecondary rental market, especially in markets with low vacan-cy rates such as Vancouver. This survey will be a valuable

resource for condominium owners as it will provide informationon the number of units being rented out, as well as the rentalrates being charged for private condominiums. All informationwill be aggregated so that anonymity and privacy are assured.

CMHC's Rental Market Reports, published in June andDecember, represent Canada's most comprehensive sourcefor information on regional and local apartment vacancyrates and rent averages.

CMHC’s Market Analysis Centres provide detailedlocal, provincial, regional and national market informationto help the housing industry and consumers makeinformed decisions. Condominium owners and managerscan subscribe, or download, CMHC’s Rental MarketReports for free by visiting CMHC’s website atwww.cmhc.ca/housingmarketinformation. ▲

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4 CHOA Journal September 2007

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www.cccm.bc.ca

• Pressure Washing

• Traffic Line Marking

• Industrial Painting

Fax: 604-460-6582Visit us at www.titanpainting.ca

• Int. & Ext. Painting

• Drywall Repairs

• Texture Ceiling

Liability & WCB Insured

457313 9/20/07 3:46 PM Page 5


Strata issues got you stressed-out?Don’t panic...call Bayside.

6400 Roberts Street, Suite 100 • Burnaby • BC • V5G 4C9 • Phone 604.432.7774 • Fax 604.430.2698

Toll Free 1.866.867.5760

www.baysideproperty.com

457313 9/20/07 3:46 PM Page 6


In the last edition of the Journal, I discussed the case of TheOwners, Strata Plan LMS 2835 v. Mari in which the British

Columbia Supreme Court considered a strata lot owner’sresponsibility to pay a Strata Corporation’s insurancedeductible. The Court concluded that a Strata Corporation cansuccessfully sue an owner for the deductible if the owner hascaused or brought about the event that resulted in the damage.The owner does not have to be negligent in order to be consid-ered “responsible” and thus liable to pay the deductible.

A second decision regarding insurance deductibles andreimbursement to a strata corporation provides further guid-ance on an owner’s responsibility to re-pay the strata corpora-tion for the cost of repairs. Both cases highlight the importancefor an owner of obtaining appropriate and adequate insurance.

In Strata Plan KAS 1019 v. Kieran, Simkus and Wawanesa,the Strata Corporation sued the owners of a strata lot in SmallClaims Court for the cost of repairs to their strata lot that wererequired after a water pipe burst. The burst pipe was behind abedroom wall and burst as a result of high acid levels in thelocal water and not as a result of any negligent act or omissionof the owners.

The damage that occurred was restricted to inside the own-ers’ strata lot. No common property was damaged. The strata cor-poration repaired the damage at a cost of $3,787.80. At the time,the deductible for the insurance maintained by the strata corpo-ration was $10,000. Because the damage was below the amountof the deductible, the strata corporation did not make a claim onits insurance. The strata corporation requested that the ownersreimburse the strata corporation for the $3,787.80 that it paid torepair the owners’ strata lot. The owners’ insurance company(Wawanesa) paid $2,500 to the strata corporation. Wawanesarefused to pay any additional funds based on the wording of thepolicy in place between Wawanesa and the owners.

The strata corporation sued the owners for the remaining$1,278.80. The owners claimed against Wawanesa.

In reaching her decision, the Provincial Judge consideredtwo issues, namely the obligation of the owners to repair theirstrata lot and the wording of the insurance policy that the own-ers had with Wawanesa.

OWNER’S OBLIGATIONS TO REPAIR The Judge noted that, under the bylaws, owners are respon-

sible to carry out repair and maintenance to their strata lot. Thestrata corporation’s responsibility is to repair and maintain com-mon property. The Judge also noted that neither the pipe nor thearea that was damaged was within the strata corporation’s respon-sibility to repair and maintain. The Judge concluded that becausethe damage occurred within the strata lot and not to commonproperty, the obligation to carry out and pay for the repair wasthe responsibility of the owners. The Judge stated that althoughthe strata corporation had a duty to obtain insurance, it did nothave a legal obligation to pay for the repairs to the strata lot.

In this case, because the strata corporation had carried outthe repair, it was entitled to recover the full amount that it hadpaid to repair the strata lot.

INSURANCE POLICYThe next issue for the Judge was whether the owners could

recover the amount that must be paid to the strata corporationfrom their insurer, Wawanesa. The Judge concluded thatWawanesa must pay to the owners the amount claimed by thestrata corporation, minus the deductible of $500. The Judgereached her decision based on the wording of the insurancepolicy. The decision was upheld on appeal to the BritishColumbia Supreme Court.

As individual policies vary, it is not necessarily helpful toreview the precise wording of Wawanesa’s policy. Rather, thereal significance of the decision is that it highlights the need forevery owner to closely review the language in their policy to besure that they are appropriate and adequately insured.

APPROPRIATE AND ADEQUATE INSURANCE COVERAGE To determine whether their insurance policies are appro-

priate owners should determine how their current policywould respond to the following situations:

You turn on your dishwasher and walk out of the kitchen. The pumpor hose underneath the dishwasher breaks. As you are sitting in theliving room reading the newspaper, you notice that your feet aregetting wet and you then discover the water coming from the kitchen.

Scenario 1 1. The damage is confined to only your strata lot, but there isdamage to the flooring, carpeting, parts of the drywall, and portionsof the kitchen cupboards. The strata corporation has a deductible of $25,000. The strata corporation contacts the restoration company and arrangesfor the clean up and repairs. The strata corporation then advises youthat the cost is $22,000. The strata corporation is entitled to recoverthese fund from you based on the Kiernan decision.

Does your insurance policy cover the $22,000?

2. The damage from the dishwasher is not confined to your stratalot and the water damages common property and other strata lots. The cost to repair is $35,000, the insurance deductible is $25,000.

Although you were not negligent, the strata corporation hasadvised you that you must reimburse the strata corporation for the$25,000 deductible. If there are no bylaws that limit the stratacorporation’s ability to recover, the strata corporation is entitled tocollect the $25,000 from you based on the Mari decision.

Does your insurance policy cover the $25,000?

To determine whether the amount of their insurance is ade-quate, owners should know the amount of the deductible on theStrata Corporation’s policy. Because owners may be obligated topay the deductible on the strata corporation’s policy, ownersmay wish to obtain insurance, to the extent that it is available,to pay the deductible if necessary.

The significance of having appropriate and adequate insur-ance cannot be overstated.

Many owners believe that they will only be required to paythe strata corporation’s insurance deductible if they are negligentor do something foolish. However, based on the Mari and Keirnancases, the every day and innocent acts of turning on a dishwash-er or a washing machine can expose owners to costs in the tens ofthousands of dollars if the dishwasher or washing machine mal-functions. Having appropriate and adequate insurance is nowmore important for strata lot owners than ever before. ▲

The Case of the Unpaid Insurance Deductible – Part 2

| Adrienne Murray, Adrienne Murray Law Corporation

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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

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Tel: 604.687.2242Fax: 604.643.1200

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For more information, please contact:

MARI A. WORFOLK604.643.1240

[email protected]

Miller Thomson LLP’s

Condominium Law Group

Bylaw drafting and enforcementStrata reorganizationsStrata fee collectionsDispute resolution and avoidanceStrata governance and meetings

We have extensive experience serving thelegal needs of the strata community. Theservices we provide include:

Lynn Ramsay, Q.C.

Mari Worfolk

Michael Walker

Henry Leung

Angela Rinaldis* speaks Cantonese & Mandarin** speaks Italian

*

**

457313 9/20/07 3:46 PM Page 9


Fall Maintenance for Multi-Unit Residential Buildings

Have your furnace or heating system serviced by aqualified service company every two years for a gasfurnace, and every year for an oil furnace.Open your furnace humidifier damper on units withcentral air conditioning and clean the humidifier.Lubricate the circulating pump on your hot water heatingsystem.Examine the forced air furnace fan belt for wear,looseness or noise; clean the fan blades of any dirt build-up (after disconnecting the electricity to the motor first).Check and clean or replace your furnace air filters eachmonth during the heating season. The filters onventilation systems, such as heat recovery ventilators,should be checked every two months.If you have a heat recovery ventilator and it has been shutoff for the summer, clean the filters and the core, andpour water down the condensate drain to test it.Check your sump pump and line to ensure properoperation, and to ascertain that there are no lineobstructions or visible leaks.Ensure all your doors that lead to the outside shut tightly,and check your inside doors for ease of use. Renew thedoor’s weatherstripping and caulking if required.For garage doors, check the adjustment of the self-closingdevice to ensure the door closes completely.Clean the leaves from your eavestroughs and roofs, and testthe downspouts to ensure proper drainage from the roof.Check for any obstructions to roof vents.Winterize landscaping. For example, protect young treesor bushes for winter.

C a n a d a M o r t g a g e a n d H o u s i n g C o r p o r a t i o n

The first cold snap is not the best time to discover you havea heating or power problem. A routine maintenance check ofthe building’s heating and back up power systems can helpprevent potential problems from becoming bigger andperhaps more expensive issues.

Key things to look for in the heating system include cleanand clear air ducts and coils. Also, ensure that air filters arereplaced regularly and clean out dust in the air handlingsystem that can act as fuel for fire, prevent good airflow andcause indoor air quality problems.

Gas-fired heating boilers should be cleaned and checkedevery two years. Oil-fired boilers should be cleaned andchecked annually. Electric boilers that supply domestic hotwater should also be checked and cleaned every two years.

All backup power systems – whether web/dry cell batteries ornatural gas/diesel fuel-fired generators - should be routinelychecked to ensure they are in proper working order.

Monthly generator tests are recommended. The generatorsshould be tested under load for 60 minutes. Also, check andgrease the battery terminals for protection. Make sure thatnone of the emergency lights are more than 25 watts perfixture, because if too much power is drawn, the batterieswill not last. The standalone emergency light-battery packunit should also be checked. Ensure the lights work (duringa power failure) by pulling the plugs.

Remember, some of these tips will be the responsibility ofthe building owners, and others apply to individual unitowners. Owners or managers of rental buildings, however,are responsible for both building and unit maintenance.

As the days grow shorter and cooler, your home’s lighting and heatingdemands change. So, to ensure your home makes the grade through winter,why not prepare with a little seasonal maintenance:

Lance Jakubecis a Senior ResearchConsultant with CanadaMortgage and HousingCorporation (CMHC)BC Region.

CMHC is Canada’s national housing agency and a source ofobjective, reliable housing expertise. For more information or to order any of the publications below call 1-800-668-2642or visit www.cmhc.ca.

Ask CMHC for the following About Your House publications:Home Maintenance ScheduleEmergency back-up power for Your HomeAlso, check out CMHC’s: Operations Manual for Maintenance and Custodial Staff: ($24.95)Operations Manual for Owners and Managers: ($24.95)

•

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These columns areprepared specificallyfor owners and managers of multi-unit residential buildings in BC.For feedback on thiscolumn or to requesta topic, please email:CommunicationsBC@

cmhc.ca

457313 9/20/07 3:46 PM Page 10


YOUR LEGAL TEAM FOR STRATA MATTERS

520 – 789 West Pender Street, Vancouver BC V6C 1H2 Tel: (604) 688-0930 Fax: (604) 688-0945 www.mclc.ca

• Collecting strata fees and special levies• Resolving disputes through all avenues including

litigation, mediation and arbitration

• Drafting bylaws, contracts and resolutions• Advising strata corporations about governance• Assisting with issues regarding municipalities

Led by Elaine McCormack’s 14 years serving the strata community, your legal team deals with matters which include:

457313 9/20/07 3:46 PM Page 11

Winterization is the annual process of preparing buildings, andtheir surrounding sites, for the onset of sustained inclement

weather. There are two general categories of winterization:

• Complete seasonal shut down, for vacated buildings,where the property is not utilized by people or heatedthroughout the winter season.

• Preventative measures for buildings and sites where thefacility continues to operate during the winter season andis exposed to normal patterns of activity.

In this article we focus our attention on occupied winteriza-tion. In light of the old adage that “An ounce of prevention is wortha pound of cure”, the purpose of a winterization program is:

• To protect the owners' investment by mitigatingdeterioration of the vulnerable components during thewinter months.

• To keep all critical systems operational without wastingenergy due to excessive infiltration and exfiltrationthrough the building envelope.

• To ensure that the facility remains comfortable, functionaland safe for the occupants and their guests.

Winterization includes the implementation of site-specificmeasures to protect against various influencing elements,including: the actions of the wind, rain, snow, ice, freezing tem-peratures, vegetation, people, and vehicles.

WINTERIZATION STRATEGIESThose who are tasked with having to establish a winteriza-

tion program should understand that any winterization strategymust incorporate with the following five steps.

1. Identify Historical Problem Areas Every building has a few vulnerable features that tend to be

problematic every winter. A significant amount of time is gener-ally devoted to these recurring problems. It is therefore helpful toprompt our memories by asking the following types of questions:

• Which roof drains tend to get blocked more often thanothers?

• Where did the gutters previously leak?• Where do the pathways sometimes become slippery and/or

full of ponded water?

Prior strata council members, the property manager, and ser-vice contractors are good resources for assistance in preparingthese lists of recurring historical problems. The strata council'sattention should initially be focused on these problem areas.

2. Determine the Extent of Deferred Summer Maintenance Due to limited budgets, many strata corporations are

unable to carry out all of the required maintenance each season.It is therefore necessary to keep a current catalogue of the accu-mulated deferred maintenance and to understand how to prior-itize this backlog of outstanding work. Ask the following typesof questions:

• What is the condition of the sealant on the windows, doors,walls and roof?

• Did we repair all the cracks and potholes in the asphaltroadways?

• Did we clearance prune the trees away from the roofs andwalls?

• Is the winter servicing of our boilers/furnaces included aspart of an annual maintenance contract?

• When was the last time the roof drains were inspected andcleaned?

While all maintenance is ‘important’, not everything is‘urgent’ at any one time. Skill is required to differentiatebetween those items that are discretionary and those that mustnot be postponed any longer.

Council members should seek advice from their propertymanager and others for guidance on how to quantify and pri-oritize the maintenance backlog to achieve the three winteri-zation objectives mentioned at the beginning of this article.

3. Recognize the Unique ‘Personality’ of the Building.Winterization requirements vary from place-to-place,

depending on factors such as local climates, topography, nativesoils, vegetation and water table. Winterization also varies frombuilding-to-building, depending on factors such as architec-tural features and space heating systems. These factors deter-mine the frequency and type of maintenance activities andleads to the following types of questions:

• Which parts of our building are difficult to access formaintenance and sometimes get neglected?

• Which sides of our building are most exposed to winddriven rain?

• Where are the splash zones when water spills over the roofor other projections?

• Do our trees shed leaves onto our roofs and accumulate inthe gutters at particular locations?

• Which are the high traffic locations where snow clearing ismost important? In which direction does storm water drainoff the site?

• What type of heating system do we have (electric orhydronic baseboards, forced air, heat pumps, etc)?

4. Understand the Community's Role in Winterization. A good winterization program can be easily undermined by

a lack of care on the part of some residents. The communityplays both a direct and indirect role in the winterization pro-gram, which is evidenced by the following types of questions:

• Are we going to rely on any owner volunteers for snowclearing, drain cleaning, etc?

• Have we issued a reminder notice to our residentsregarding outdoor hose bib shutoff, storage of seasonalfurniture, etc?

• Have we set up a contract for snow clearing services? • Have we made arrangements to have the sprinkler

irrigation system shutdown?• What supplies do we need to keep on site, such as ice melt,

snow shovels, etc.

Maintenance includes checklists of the things that “mustbe done” to keep the facility in good working order (such asinspecting, cleaning, lubricating, and refastening). “Care”, onthe other hand, contemplates things that “must be avoided” in


…cont’d on page 23

Guide to Winterization| David Albrice, RDH Building Engineering Ltd.

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✧

What is sealant?

Sealants are glue-like materials capa-ble of being shaped or formed, andare generally used between buildingpanels or between different compo-nents of the building envelope. They quickly cure and transforminto a flexible semi-solid materialthat reduces the flow of water, air,dust or smoke. Sealants can provideseals around windows, doors, dryervents, and other types of penetra-tions such as pipes, chimneys andelectrical wires.

Sealants can allow for slight move-ment of different parts of the build-ing envelope caused by changingtemperatures, strong winds or humid-ity. Most building materials joinedby sealants will expand when gettingwarmer or wetter, and shrink whencooling off or drying out. Sealantshelp to ensure that the building envelope functions properly in thesechanging conditions. To performsuch duties, sealants must be able to:• bond to surfaces with sufficient

strength• resist exposure to natural elements

(e.g., water, sunlight, temperaturevariations)

• accommodate expected movementof building materials.

Lack of maintenance and replacement of aged or

degraded sealants can causedamage to the building

envelope and will negativelyaffect its durability.

Sealants are used at many different locations in the building envelope. They

are important building components and mustbe adequately inspected and maintained.

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Sealant used at the perimeter of a window and between precast

concrete panels.

Maintaining your building envelopeThis publication is one in a series of bulletins designed to providepractical information on the main-tenance of the building envelope of multi-unit residential buildingsincluding townhouses, low andhigh-rise residential buildings.

What is a building envelope?The building envelope includes allparts of the building (assemblies,components and materials) thatare intended to separate the interiorspace of the building from theexterior climatic conditions. It in-cludes, for example, the foundation,exterior walls, windows, exteriordoors, balconies, decks and the roof.

Who should read this bulletin?Anyone who lives in or looks aftera multi-unit residential buildingshould read this bulletin includingresidents/unit owners, strata councils, housing co-ops, mainte-nance managers, property man-agers or building owners. Propermaintainance of the building enve-lope can help prevent damage andavoid costly repairs in the future.

This bulletin is funded by theHomeowner Protection Office inpartnership with Canada Mortgageand Housing Corporation andPolygon Homes Ltd.

The main purpose of using sealants in a building envelopeis to fill joints and gaps between building materials and toform a seal that keeps water penetration and air infiltrationat bay. While sealants may seem like a small detail item on the outside of your building, they can contribute to thedevelopment of large problems if they fail and allow mois-ture to get into the walls.

Sealants#

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2

protection

Lack of adhesion between sealant,flashing and stucco will allow water

ingress at this building detail (balcony connection).

Sealant type Characteristics Typically used in…

Typical Sealants Used on the Building Envelope

Silicone

Polyurethane

Polysulfide

Butyl

Asphalt

Latex (acrylic, acrylic latex or vinyl caulk)

around windows, dryer ducts, pipes

exterior cladding joints of many kinds but not commonly used in windows

windows, especially sealed insulating glassunits

interior joint around window to sheathingmembrane or rough framing (should bereplaced if found in exterior cladding jointsthat require higher amount of movement)

roofing applications

interior trim (should be replaced if found inexterior applications)

• very durable, flexible over wide temperature range• can accomodate high amount of movement in the joint• poor resistance to tearing or abrasion • adheres to a wide variety of materials, but picks up dirt easily• commonly used in wet locations• life expectancy 10 - 50 years

• adheres to a wide variety of materials• can accommodate a medium amount of movement in the joint • very resistant to tearing and abrasion• waterproof and flexible• life expectancy 5 - 20 years

• good adhesion to steel, aluminum and glass• can accommodate a medium amount of movement in the joint• should be protected from sunlight• life expectancy 5 - 20 years

• adheres to a wide variety of materials• can accommodate a low amount of movement in the joint• resistant to moisture• life expectancy 2 - 10 years

• adheres to a wide variety of materials• can accommodate a low amount of movement in the joint • life expectancy 2 - 10 years

• only used indoors, not on the exterior building envelope

moisture and air intrusion

against

Types of sealants

There are many types of sealants onthe market and they are formulatedfor different uses and applications,such as exterior cladding surfaces,glazing, roofing, or interior applica-tions.

Sealants vary in their initial cost andin how long they will last, also calledservice life. They also vary in theirflexibility at different temperaturesand their ability to bond to differentsurfaces. Some sealants are not com-patible with other sealants or withcertain building materials and willreact to form unsightly and messy by-products. These reactions can beunpredictable and may impair theintended function of some buildingcomponents.

Sealants used in residential construc-tion accommodate different levels ofmovement and can be classified as:low-movement, medium-movementand high-movement sealants.

The selection and careful installationof sealants is critical in ensuring that

the building envelope will be protectedagainst moisture and air intrusion.When changing a sealant type toanother, special care must be taken toremove all of the old sealant residueto ensure a good bond. Some joints,especially wider ones, require specialattention. In these cases, a bondbreaker or backer rod is inserted intothe joint before the sealant is appliedto provide a solid backing for thesealant, and allow the sealant to workproperly in the joint.

There are also many situations wherea joint should not be sealed (e.g., weepholes at the bottom of windows orglazed walls), and specific training isrequired to identify those situations.

Sealants found at exterior cladding joints require maintenance to ensure adequate

building envelope performance.

457313 9/20/07 3:46 PM Page 16


3

Not a do-it-yourself job

Inspecting, maintaining, selecting andapplying sealants is complicated and a job for a professional, and is not a do-it-yourself maintenance item. Theprevious table is intended to provideyou with an overview of what a pro-fessional would review and considerto make sure the correct sealant isused in the right place.

Why do sealants need to be maintained?

Sealants deteriorate over time andtypically last between 2 and 50 yearsdepending on the type of productused, the exposure to weather andmovement due to such factors asdimensional changes in the buildingelements.

To be effective, sealants rely on theirbond to the building components andtheir inherent flexibility and thereforemust be replaced when either fails.The bond between the sealant and thesubstrate can fail, the sealant itself canfail, or the substrate can break.

Sealants can sometimes be damagedby vandalism. Also, gulls and otherbirds may often pick at siliconesealant, damaging or entirely remov-ing the sealant in places.

Sealants keep water out of vulnerableparts of the building assembly.Although the use of sealant is in-evitable on most buildings, good designtries to minimize the amount of sealantused. So, if you see sealant on yourbuilding, you should expect that it isthere for a very good reason and needsto be maintained.

A relatively small investment in main-taining the sealant – and replacing it,when necessary – will help to prevent

damage at a particular location in yourbuilding envelope including possibledamage to the wall itself and yourbuilding’s structure.

What maintenance must be performed on sealants?

The major steps of a maintenanceplan for sealants include: inspection,cleaning, touch-up, repair and replace-ment. Because there are so many different types of sealants and manycauses of sealant failure, these stepsshould be carried out by a trainedprofessional.

When a professional is hired to reviewthe condition of the sealants on yourbuilding, they should carry out thesebasic steps in a sealant-maintenanceprogram:

1) Inspection – to review the sealantjoints for five main signs of failure:• loss of adhesion – the sealant is

separating from the surfaces to which it was applied

• loss of cohesion – visible cracks or splitting within the sealant itself

• loss of elasticity – sometimes indicated by loss of flexibility

• weathering – could include, for example, blistering, chalking, discoloration or cracking

• improper installation – a wide range of symptoms that could lead to problems

2) Cleaning – to remove mildew anddirt. For some sealants, the accu-mulation of mildew and dirt may

impair the sealant ability to per-form its function. Most sealants,except for silicone, are reasonablyresistant to dirt pick-up. Alcohol-based cleaners should not be usedfor silicone sealants; a mild soap-and-water solution is usually adequate.

3) Touch-up – to repair localizedminor pinholes or gaps in thesealant. Touching-up problemareas is not a long-term solution,since applying a sealant over anexisting sealant (even a compati-ble product) will result in an infe-rior seal compared to the originalinstallation. Touch-ups should berecognized for what they are – atemporary measure designed toprolong the life of the existingsealant until a more permanentsolution (involving replacement ofaffected areas) can be scheduled.

4) Repair – when a section of sealantisn’t sticking to the joint, or whenlarge splits or bubbles develop inthe sealant, repair is necessary.This involves complete removal ofthe failed sealant, cleaning of thejoint down to the base surface,and application of new sealant.

5) Replacement – when a significantportion of the sealant in a givenarea shows signs of failure, orwhen the sealant has lost its flexi-bility, or there is some reason whyimminent failure is expected, it istime to consider replacing thesealant. Different areas of thebuilding envelope may requirereplacement of the sealant at dif-ferent times, depending on expo-sure to weather. For example,sealants usually break down morequickly when exposed to sunlight,so the sealant on the south side ofthe building (which is exposed tothe sun) may require replacementlong before the sealant on thenorth side of the building showsany signs of problems.

continued on next page

The sealant at the guardwall connectionto wall has begun to fail; a regular

inspection and maintenance plan willdetect this type of failure before it converts into a costly repair item.

Sealants do not last foreverand typically require replace-

ment more often than thematerials they join.

457313 9/20/07 3:46 PM Page 17


4

inspect and maintainAcknowledgementsThis bulletin was prepared by a consortium of firmsincluding: Levelton Consultants Ltd., JRS EngineeringLtd., Morrison Hershfield Ltd. and Read JonesChristoffersen Ltd.

Organizations represented on the project steeringcommittee included: RDH Building Engineering Ltd., theCondominium Home Owners’ Association, CanadaMortgage and Housing Corporation, Polygon Homes Ltd.,and the Homeowner Protection Office.

PO Box 11132 Royal Centre2270 –1055 W Georgia StreetVancouver, BC V6E 3P3

Phone: 604 646 7050Toll-Free: 1 800 407 7757Fax: 604 646 7051

Website: www.hpo.bc.caEmail: [email protected]

DisclaimerThis bulletin is intended to provide readers with general information only. Issues and problems related to buildings andconstruction are complicated and can have a variety of causes.Readers are urged not to rely simply on this bulletin and toconsult with appropriate and reputable professionals and construction specialists before taking any specific action. Theauthors, contributors, funders and publishers assume no liabilityfor the accuracy of the statements made or for any damage,loss, injury or expense that may be incurred or suffered as aresult of the use of or reliance on the contents of this bulletin.The views expressed do not necessarily represent those ofindividual contributors or the Homeowner Protection Office.

The regulations under the Homeowner Protection Act containspecific provisions requiring owners to mitigate and restrictdamage to their homes and permitting warranty providers toexclude coverage for damage caused or made worse by negligent or improper maintenance. These apply to both newand building envelope renovated homes covered by home warranty insurance. Failure to carryout proper maintenance or carrying out improper maintenance either yourself orthrough qualified or unqualified personnel may negativelyaffect your warranty coverage. Refer to your home warrantyinsurance documentation or contact your warranty insuranceprovider for more information.

Contact

every year

Sealants used in inappropriatelocations may create condi-tions that can cause serious

rot in wood framed and cladbuildings. Reviews by building

envelope consultants should identify these locations.

Sealants around vents must be maintained to ensure proper protection against

moisture ingress.

How often must sealants be inspected and maintained?

Sealants should be reviewed every yearor as specified in your maintenanceand renewals manual. The action takenat that point – cleaning, touch-up,repair or replacement – depends uponthe observed condition of the sealant.

Generally, do not try to extend theservice life of the sealant past the man-ufacturer’s recommended interval. Thetable on page 2 suggests typical expect-ed service life for each type of sealant,but the range of years may vary withdifferent manufacturers or applications,or if regular inspection of the sealantreveals that it is performing adequately. It is best to check the manufacturers’literature for more information on ex-pected service life and engage a trainedprofessional to develop a sealant main-tenance program.

Go for quality. In most cases, using thebest quality materials will lower futureservicing and repair costs.

Who should be called for service?

A building envelope consultant shouldbe hired to review the state of thebuilding’s sealants, and develop appro-priate recommendations for renewal.Expert knowledge is required to identi-fy the proper type of sealant with thecorrect physical and chemical proper-ties for the particular location.Moreover, professionals who specializein this area will also have a goodunderstanding of the type of wall androof systems in your building envelope.

Their report should indicate the condi-tion of existing sealants, causes of dete-rioration or failure, and whether thesealants can be selectively replaced orrequire complete replacement.

Your maintenance manager shouldmaintain a log of inspections and complaints and renewals or repairs.Maintenance and repairs to sealantsshould be acted on promptly.

Applying sealant requires skill andknowledge. Depending on the specificbuilding envelope component thatrequires maintenance and repair, atrained glazier, roofing or cladding con-tractor should be hired to perform themaintenance and renewal of sealants.

ACTION PLAN TIPS

• Sealants require maintenance andinspection every year because theyare a critical element in the buildingenvelope’s protection against wateringress.

• Hire a building envelope consultantto review the state of the buildingssealants, and develop appropriaterecommendations for renewal.

• A good sealant maintenance programshould address the following: inspec-tion for signs of failure, cleaning,touch-up, repair and replacement.

• Hire an experienced contractor formaintaining or renewing sealants.

• Invest in good quality sealants to getbest performance.

• Notify the maintenance manager ofyour building if you believe there is a maintenance problem with thesealants.

For more Information1. “Properly Sealed Construction Joints”, published

by National Research Council Canada, Institute forResearch in Construction. Available online at www.nrc-cnrc.gc.ca

2. “Incompatible Building Materials, published by CanadaMortgage and Housing Corporation. Available on-line at www.cmhc.ca

3. “Coatings, Adhesives and Sealants”, published byNational Research Council Canada, Institute forResearch in Construction. Available online at www.nrc-cnrc.gc.ca

4. “Best Practice Guide: Flashings”, published by CanadaMortgage and Housing Corporation. Available on-line at www.cmhc.ca

5. “Sealants - The Professionals Guide”, published by The Sealant, Waterproofing and Restoration Institute(SWRI). Available online at www.swrionline.org

6. Sealant manufacturer’s literature7. “Joint Sealants”, National Institute of Building Science

(NIBS), Adhesive and Sealant Council, Inc. Availableonline at www.ascouncil.org

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order to protect the facility from accidental damage (suchas damage to balcony membranes from snow shovels or nailingof Christmas lights into the siding).

5. Utilize the Available Resources. Rather than “reinventing the wheel” each winter, the stra-

ta council should try to make full use of all available resources.There are many good service contractors who can assist withwinter maintenance.

WINTERIZATION CHECKLISTThis list is intended as a general reference guide only. It is

not exhaustive and does not cover all different types of buildingsand equipment. Refer to your maintenance manuals and manu-facturer’s latest printed instructions for full winterization proce-dures. Contact your service contractors or other qualified personsfor information that pertains specifically to your property.

1. Roofs• Check for missing, damaged or loose components.• Check that flashings, antennas and other appurtenances are

properly fastened.• Check seals around chimneys, drain vents, and other

service penetrations through the roof.• Clean gutters, eaves troughs, downspouts, and area drains.• Check that drain screens are properly secure.• Remove any debris and summer storage from the roof surface.• Clearance prune tree limbs and other foliage that may

interfere with the roof system.2. Decks, Balconies, & Patios• Fasten all seasonal furniture or move it to indoor storage.• Check membranes for damage and carry out necessary repairs.• Check planters for proper drainage.3. Windows, Doors & Walls• Check around doors and windows for gaps and seal/caulk

as required.• Check for worn or missing weather-stripping.• Replace worn door stops.• Adjust door closers for proper tension.• Clearance prune shrubs and trees that may interfere with

walls and windows.• Check wall cladding for any missing, damaged or loose

components. Repair as required.• Replace sealed glazing units where the thermal seals have failed4. Heating & Ventilation• Service all central heating equipment.• Replace furnace filters (as required).• Inspect flue pipes and seams for proper support, any holes

and cracks. Repair as required.• Clean chimneys and flues as required.• Vacuum vents and terminal/package heating devices as

may be required.• Clean laundry dryer vents.• Clear any obstacles from heating vents so air can flow

freely.• Test operation of all HVAC controls and thermostats.• Check for any carbon monoxide leaks.• Check that all air intake vents are not blocked.• Check that there is adequate clearance around all central

heating equipment and terminal devices.5. Plumbing & Drainage• Know the location of all catch basins, trench drains and

clean outs.• Shut off outdoor hose bibs as required.• Drain garden hoses, roll them up and store inside.• Check operation of any heat trace cable on plumbing lines.• Drain water fountains and unplug circulation pumps as

required.• Cycle important shut-off valves through full operating

range to test for proper closure and water isolation.• Ensure that valve shut off chart is posted in a conspicuous

location for emergency purposes.• Check integrity of insulation on p-traps in exposed parking

garages6. Fire Safety• Check operation of any pipe heat trace cables on fire

sprinkler lines.7. Electrical• Check fuel level for emergency generator and top-up as

required.• Check operation of engine block heater on emergency

generator.• Replace lamps in exterior light fixtures as required.• Check for any exposed wiring and carry out necessary

repairs.• Check that outdoor receptacles are turned off if not

required.• Check for any corrosion or other damage on exterior

conduits, junction boxes and panels.• Check operation of all photocells and/or timers to ensure

proper lighting control for reduced daylight hours.8. Elevators• Check for any leakage into elevator pit. Repair as required.9. Roadways, Walkways & Stairs• Check all hard landscaping surfaces for damage that may

present a tripping hazard, a falling hazard or deterioratethe sub-grade. Carry out repairs as required.

• Check operation of snow clearing equipment and/or ensurethat arrangements are made for snow clearing services.

• Ensure that there is adequate stock on site of snow clearingsupplies, such as shovels and ice melt.

• Clear debris from trench drains, catch basins, sumps, andother collection points.

• Demarcate drains for easy identification during heavysnowfalls.

• Check that catch basin covers and trench drain covers areproperly fastened.

• Stake driveways to mark for snow plows (if required).• Check operation of any ramp heating systems.10. Landscaping• Trim tree limbs and foliage that may interfere with roof

drain and perimeter drains• Apply winter fertilizer to lawns (check with landscape

contractor for advice)• Confirm last day that lawns will be mowed• Blow compressed air through irrigation sprinkler lines to

purge them of water11. General• Cover outdoor furniture or store it inside.• Determine policy for Christmas light installation and

removal.• Check with all service contractors to confirm their

availability and support during the winter months. ▲

…cont’d from page 12

457313 9/20/07 3:46 PM Page 23


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Berris Mangan Vancouver, BC

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Meyers Norris Penny 604-792-1915

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Reid Hurst Nagy

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Planact Management

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Columbia Restoration Co.

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Commercial Vent Cleaning Ltd.

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Michael A. Smith Duct Cleaning

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National Air Technologies

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BC Apartment Owners & Managers Assoc


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Homeowner Protection Office (HPO)


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I. C. B. A. of B.C.


www.icba.bc.ca

Roofing Contractors Assoc of BC (RCABC)

Langley 604-882-9734 www.rcabc.org

Aon Reed Stenhouse Vancouver

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BFL Canada Insurance

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Fournier Agencies

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Hamilton Insurance Services Inc.


Normac Appraisals Vancouver

604-221-8258 www.normac.ca

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Ground Crew Property Services Corp.

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DuMoulin and Boskovich Vancouver 604-669-5500

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Haddock & Company North Vancouver

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Hammerberg,Altman, Beaton & Maglio


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Lesperance Mendes Vancouver

604-685-4894 www.lmlaw.ca

McCormack Company Vancouver

604-688-0930 www.mclc.ca

Miller Thomson LLP


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Nixon Wenger

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Pacific Centre for

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Pazder Law Corp. Vancouver

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Robert E. Groves

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Thompson & Elliott Vancouver

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Grant Kovacs Norell Vancouver

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Cambridge Plumbing Systems Ltd


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Atira Property Management Inc.

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CA Realty Ltd. Richmond

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Citybase Management Vancouver

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CML Continental Management Ltd. Richmond

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Colliers Macaulay Nicolls Vancouver

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Columbia Property Management Ltd.

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CML Properties Kamloops

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Harbourside Property

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Homelife Merritt Real Estate Ltd.

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Hometown Realty Property Management

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Interlink - Realty Corporation

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Mountain Creek Properties Ltd. Invermere

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Okanagan Strata

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250-868-3383 www.osm.to

Pace Realty Corporation Prince George

250-562-6675 www.pacerealty.ca

Paradise Vacation Homes

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Peak Property Management Inc.

Coquitlam 604-923-3588

Professional Realty

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604-736-1266

Proline Management Co.

Victoria 250-475-6440

www.property-managers.net

Quay Pacific Property Management Ltd.

New Westminster 604-521-0876

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Re/Max Property Management

Richmond 604-821-2999

Realty Executive Cranbrook Agencies

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Realty Executives

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Realtyline


www.realtyline.ca

Ridge Meadows Realty Maple Ridge 604-466-2838

Royal Property

Management Ltd. Salt Spring Island

250-537-2583 www.royalproperty.ca

Sequoia Springs West Development Inc

Campbell River 250-287-7272

Stratawest Management

North Vancouver 604-904-9595

www.stratawest.com

Superior Property

Management Vernon

250-558-8046

Taylor Conroy - Re/Max Camosun

Victoria 250-744-3301

www.condoconroy.com

The Wynford Group


www.wynford.com

Whistler Resort Management Ltd.

Whistler 604-932-2972

Metro Compactor West

Burnaby 604-291-8485

www.metrogroupcan.com

Trash Busters Vancouver

604-659-6684 www.1800ridofit.com

Access Gas Services Inc.

Delta 604-519-0862

Action Glass Inc. Burnaby

604-525-5365

CEG Energy Options Inc. Vancouver

604-630-1501 www.cegenergy.com

Clover Glass Ltd. Port Coquitlam

604-537-4370

Coinamatic Pacific Ltd. Richmond

604-270-8441 www.coinamatic.com

D. W. Optimum Hvac Services

Richmond 604-273-2200

www.dwoptimum.com

Dec-K-ing & Global Dec-K-ing Systems

Surrey 604-530-0050 www.globaldecking.com

Detec Systems Ltd.

Sidney 250-655-0911

www.detecsystems.com

Direct Energy Business Services Delta

403-290-8870 www.directenergy.com

Mop-n-Mow Building

Services Vancouver

604-306-7791 www.mopnmow.com

Quayside Community Board

New Westminster

S.J. Kernaghan Adjusters Vancouver

604-688-5651

ScreenLine Innovations Langley 604-853-7411

STRATA MANAGEMENT &

REAL ESTATE

WASTE DISPOSAL

OTHER

CHOA Business Members

457313 9/20/07 3:46 PM Page 29


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

457313 9/20/07 3:46 PM Page 30


9734 - 201st Street Langley British Columbia V1M 3E8Phone: 604-882-9734 Fax: 604-882-1744 Email: roof [email protected] Website: www.rcabc.org

VANCOUVER ISLAND

INTERIORREGION

LOWERMAINLAND

NORTHERNREGION

LOWER MAINLANDAdvanced Systems Roofing& Waterproofing Ltd.North Delta • Tel (604) 582-7996Alpha-Duron Roofing Ltd.Burnaby • Tel (604) 433-6911Aquaproof Membrane Services Inc.Burnaby • Tel (604) 451-1443Arbutus Roofing & Drains (2006) Ltd.Richmond • Tel (604) 272-7277Bollman Roofing & Sheet Metal Ltd.Surrey • Tel (604) 513-8637Broadway Roofing Co. Ltd.Burnaby • Tel (604) 439-9107Cambie Roofing Contractors Ltd.Vancouver • Tel (604) 874-4444Campbell & Grill Ltd.Burnaby • Tel (604) 431-9505Chilliwack Roofing Ltd.Chilliwack • Tel (604) 792-1479Coast Hudson Ltd.Richmond • Tel (604) 273-0845Columbia Waterproofing (2000) Ltd.Vancouver • Tel (604) 325-5158Continental RoofingRichmond • Tel (604) 270-8577Crown Roofing & Drainage Ltd.Richmond • Tel (604) 327-3086Design Roofing & Sheet Metal Ltd.Port Coquitlam • Tel (604) 944-2977Flynn Canada Ltd.Surrey • Tel (604) 531-2892Abbotsford • Tel (604) 852-3877Harvard Industries Ltd.Langley • Tel (604) 530-1818Homan Contractors Ltd.Langley • Tel (604) 888-4572

Lam Metal Contracting Ltd.Burnaby • Tel (604) 430-3233Langley Roofing Co. Ltd.Langley • Tel (604) 534-8651Marine Roofing (1996) Ltd.Burnaby • Tel (604) 433-4322Metro Roofing & Sheet Metal Ltd.Langley • Tel (604) 888-4856Mica Holdings Ltd.Surrey • Tel (604) 584-3790Nelson Roofing Ltd.Powell River • Tel (604) 485-0100Pacific Restorations (1994) Ltd.Squamish • Tel (604) 898-4661Pocklington Building Systems Ltd.Whistler • Tel (604) 932-1838Raven Roofing Ltd.Langley • Tel (604) 539-9600Roy Dennis Roofing 2005 Ltd.Richmond • Tel (604) 278-0442Totem Roofing & Insulation Ltd.Pitt Meadows • Tel (604) 460-1322Transwest Roofing Ltd.Surrey • Tel (604) 596-7448Villa Roofing & Sheet Metal Ltd.Vancouver • Tel (604) 261-2441INTERIOR REGIONAlpha Roofing & Sheet Metal Inc.Kamloops • Tel (250) 374-0181Arcona Roofing & Sheet Metal Ltd.Kamloops • Tel (250) 374-2818BF Roofing Ltd.Castlegar • Tel (250) 693-5412Heritage Roofing & Sheet Metal Ltd.Nelson • Tel (250) 354-2066Interior Roofing (2001) Ltd.Penticton • (250) 492-7985

Just Industries Ltd.Vernon • Tel (250) 542-5544Kelowna Roofing (1984) Ltd.Kelowna • Tel (250) 765-4441Laing Roofing Ltd.Kelowna • Tel (250) 765-3866Mid-City Roofing & Sheet Metal Ltd.Kamloops • Tel (250) 376-7663Nielsen Roofing & Sheet Metal Ltd.Penticton • Tel (250) 492-3916Peter Magas Roofing Ltd.Cranbrook • Tel (250) 426-7343Standard Roofing CorporationSalmon Arm • Tel (250) 833-1992TomTar Roofing & Sheet Metal Ltd.Kelowna • Tel (250) 765-8122Western Roofing Ltd.Kamloops • Tel (250) 374-0154NORTHERN REGION101 Industries Ltd.Kitimat • Tel (250) 632-6859Admiral Roofing Ltd.Prince George • Tel (250) 561-1230Arctic Roofing Ltd.Prince George • Tel (250) 562-8747Bond-A Ply Roofing Ltd.Dawson Creek • Tel (250) 897-9890D.M. Henderson Roofing Ltd.Dawson Creek • Tel (250) 782-3467Eby & Son Construction Ltd.Prince Rupert • Tel (250) 627-1311Mainline Roofing Co. Ltd.Williams Lake • Tel (250) 392-4322Prince Sheet Metal & Heating Ltd.Prince George • Tel (250) 564-6991

VANCOUVER ISLANDAlpha Roofing & Sheet Metal Inc.Saanichton • Tel (250) 544-0169Aurora Roofing Ltd.Coombs • Tel (250) 248-2202Flynn Canada Ltd.Saanichton • Tel (250) 652-0599G&G Roofing Ltd.Nanaimo • Tel (250) 753-4913Harmon Roofing Ltd.Merville • Tel (250) 338-1218Nelson Roofing Ltd.Courtenay • Tel (888) 318-8642Parker, Johnston Ltd.Victoria • Tel (250) 382-9181Top Line Roofing Ltd.Victoria • Tel (250) 478-0500Universal Sheet Metal Ltd.Victoria • Tel (250) 385-6711

RCABC CONTRACTORS ARE EXPERIENCED,TRAINED PROFESSIONALS

• They install approximately three out of every four roofsin the ICI sector in BC.

• They are bonded, insured, and incorporated companies.

• They are governed by the RCABC code of ethics.

• They are the only roofing contractors who can providethe RGC Guarantee.

RCABC CONTRACTORS ARE YOUR GUARANTEE OF QUALITY

R O O F I N G C O N T R A C T O R S A S S O C I A T I O N O F B R I T I S H C O L U M B I A

What does it take to be anRCABC Roofing Contractor?MORE THAN MOST COMPANIES CAN PROVIDE.

457313 9/20/07 3:46 PM Page 31

Life in a strata can be challenging at times.

When frustrations mount, and with complicated strata laws thrown into the mix, a small

problem can turn into a major headache!

Fortunately, there are resources to help strata councils and property managers resolve

these problems. StrataFAQs, developed by the Strata Property Group at Clark Wilson LLP,

is a searchable database covering dozens of commonly asked strata law questions.

Recent additions include:

• Two owners had a dispute. One of the disputing owners sold and moved away.

The second owner hired a lawyer and the lawyer is asking the strata corporation

to disclose the name of the former owner. May the strata corporation give out the

name of the former owner?

• Our strata corporation has only 6 strata lots. Are we obliged to give notice

of meetings as provided in the Strata Property Act?

• May we have a bylaw that requires real estate showings to be by appointment only?

RUNNINGA STRATA IS HARD WORK.

For answers to these StrataFAQs, visit our

searchable database at: www.cwilson.com/stratafaq.LET US HELP!

Printed by Benwell-Atkins, an RR Donnelly Company

457313 9/20/07 3:46 PM Page 32

Documents

Are You Ready for Winter? - CHOA · Are You Ready for Winter? 457313 9/20/07 3:46 PM Page 1. The Homeowner Protection Office offers free, up-to-date information to assist homeowners