HOMEOWNER GUIDE The following guide will provide you with critical information pertaining to your new home. Please refer to this guide for valuable contact information and home maintenance tips.

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CONTENT

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LETTER FROM MORRISON HOMES

…………………………………………………………..…………….3

WHO’S WHO………………………………………………4-5

THE BUILDING PROCESS

Construction Stages ……………………….…………6-7

Quality Standards ……………………………………......8

Construction Schedule ……………………….…..……9

INTERIOR SELECTIONS PROCESS

Choosing your Colours and Options……………………………………………………...10-11

Confirming Your Selections………………..…….….12

FINANCING & APPROVAL REQUIREMENTS

Financial Approval Requirements…………….…..13

Closing on Your New Home……………………..14-15

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INTRODUCING YOUR HOME

Condo Ownership………………………………..………..17-18

Utilities & Move-In Arrangements………………………19

Warranty & Service Requests……………………...20-22

Emergency & Fire Safety…………………………………..23

Insurance & Tenants……………………………………..…..24

MAINTAINING YOUR NEW TOWNHOME

………..…………………………………………………………….25-30

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Congratulations on the purchase of your new home.

Homeownership is an exciting and rewarding experience. To assist you with all stages of the home buying process, we have designed this Homebuyers Guide to provide you with answers to the most commonly asked questions concerning the home buying process and on-going home maintenance.

During the construction process, you will be provided with timely information and updates to help you better understand our procedures and protocols. Upon possession, questions may arise about the maintenance of your new home. You may need to be familiarized with locations of your circuit breakers or water shut-off valves. You may also wonder about things such as which items are covered under warranty, for what time period, and the most efficient methods in how to deal with any concerns. This Homebuyer’s Guide was created specifically for Sonoma at Nolan Hill. We hope the information provided will serve to make the transition into your new home, both easier and more enjoyable.

Should you have further questions or need additional information beyond what is covered, please do not hesitate to contact Customer Care and we’ll be happy to assist you.

Thank you for choosing Morrison Homes Multi-family Division. We are sure that you will have many years of happiness in your new home at Sonoma Nolan Hill!

Sincerely,

Rob Kennedy

Vice-President, Multi-Family Division

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Two-way communication is vital to a mutually satisfactory relationship. Understanding what is happening and knowing who to contact can smooth the home-buying process. We believe that it is our responsibility to establish and maintain clear lines of communication. The professionals listed below would be glad to assist you or to find the answers to your questions.

Morrison Homes Customer Care

During the building process and beyond, your customer care coordinator is here to ensure your questions

and/or concerns are addressed efficiently, please contact us by phone or email anytime.

Customer Care Coordinator

Cherri Bishop

Phone: (403)723-9200 | Email: cherri.bishop@morrisonhomes.ca

Property Management

Connelly & Company Management is the property management company that is under contract to provide property management services for your townhome complex. Upon completion of your one-year warranty, you may contact them to discuss issues pertaining to your home.

Address:

2723 37 Ave NE, Calgary, AB T1Y 5R8

Phone: (403) 228-1557 | Email:reception@connelly-co.com

NAME TELEPHONE COMMENTS

EMERGENCY 911 Police, Fire, Ambulance

Customer Care & After Hours Emergency 403-723-9200 Office Hours: 8:00am-5:00pm, Monday thru Friday

Connelly & Company 403-228-1557 Email:reception@connelly-co.com

Sales Office 587-352-7614

Sales Staff cannot assist with Customer Care related items,

please contact the main office to speak to Customer Care

Shaw Cable 1-855-591-5980 Cable Television, Telephone and Internet Services

Telus 403-245-7222 Cable Television, Telephone and Internet Services

Atco Gas Emergency Line 403-245-7222 Call if you smell gas, no heat to your home,

or suspect carbon monoxide

Enmax 403-514-6100. Report an outage/issue or call for trouble shooting

Who’s Who?

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Who’s Who?

ROLES

Builder Team: Morrison Homes has been constructing quality homes for over 50 years. For you to better understand how our team works to serve you best, we have included a brief summary of their roles and responsibilities.

Sales Team: Sales involvement with you is focused on the stages prior to and during the actual sale. The Sales team provides you with an informed and professional presentation that allows you to make the right purchase decision. They walk you through the mortgage pre-approval requirements and assist you in understanding the disclosure documents at the time you purchase your home. They will briefly explain the building process and introduce you to your customer care coordinator.

Customer Care Coordinator: The Customer Care Coordinator’s responsibility is to liaise with you through the building construction process. You will meet with your customer care coordinator to choose your interior selections and discuss any questions you might have throughout the construction of your new townhome. You will also be contacted from Customer Care when it is time for you to take possession of your new home. Your coordinator will assist you with the information you will be required to distribute to your lender and lawyer at time of closing.

Warranty Coordinator; The warranty coordinators role is to inspect all features in your home prior to possession. They will also follow up after closing, and administer your service and warranty requests as well as introduce you to the Alberta New Home Warranty Program. Your Warranty Coordinator will liaise with trade partners to complete and follow up on any issues related to warranty, The warranty coordinator will coordinate a 6 month warranty inspection (if required) as well as a 12 month year end inspection of your home.

The condominium Corporation Board or Directors: The Board of Directors is responsible for looking after the affairs of the Corporation and enforcing the By-Laws, Rules and Regulations, as outlined in the Disclosure (the governing documents along with the Condominium Act).

RESPONSIBILITIES

Goodwill and understanding between Morrison Homes Multi-family and you, the new homeowner, are essential during the first few months of possession. The following list of responsibilities is provided as a framework to help both parties during this transition:

Homeowner Make sure you understand the scope of building, service, and warranty contracts, which are provided to you at time of possession. Take the time to get acquainted with your new home and thoroughly understand the information outlined in the Maintenance section of this Guide. It is your responsibility to care for and maintain your new home (e.g. changing light bulbs and cleaning or replacing filters in the laundry and heating systems, etc.). Your cooperation and effort to understand our policies and procedures will ensure your satisfaction. Please refer to the Warranty and Service section for information on the Alberta New Home Warranty Program.

You, the homeowner are responsible for completing all Warranty Service Request Forms and for submitting copies to Morrison Homes Multi-family Division by the deadlines outlined in this Guide. Failure to submit your forms as described will jeopardize your warranty rights under the Alberta New Home Warranties Program. For complete information on how and when to report warrantable items please see the appropriate Warranty and Service Section of this Guide.

Builder Morrison Homes Multi-family Division has provided you with a quality product and we will honour all warranties as outlined under the Alberta New Home Warranty Program (ANHWP). The Morrison Homes Multi-family Division Customer Care process is set up to facilitate warrantable items in the most efficient manner with minimal inconvenience to our homeowners. Morrison’s determination of warrantable items is backed by ANHWP and is based on the criteria set out in those guidelines.

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Construction Stages

The Morrison Homes Multi-family Division takes great pride in the construction of your new home. With hundreds of trades people and suppliers involved, it is inevitable that questions or concerns will arise from time to time. We will endeavor to provide you with as much information throughout the process as we can. It is important for you, the homeowner, to understand that constructions schedules can change from time to time. If you haven’t already familiarized yourself with that information, here is a general oversight of the construction stages your home will undertake:

Construction begins:

Excavation of your new townhome

Footings are formed, reinforced steel installed, and concrete is placed.

After the Foundation Inspection is complete the area is backfilled.

Building the Structure:

Your new home is framed, and roofing installed

Stairs, windows and exterior doors are installed

Mechanical & Heating Rough-In:

Mechanical Systems such as plumbing and heating are installed and inspected**

Electrical Rough-In and Framing Walkthrough:

Prior to your electrical rough in, you will be contacted by your Customer Care Coordinator to arrange an appointment to complete an on-site visit with a construction site representative of your townhome. You will meet on-site and review any changes made to your home at this time.

Please Note: Electrical and framing walkthroughs are to be completed onsite and will take up to 1 hour to complete.

Building Process

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Interior Work Begins:

Once you have completed your electrical walk-through we will lock the house and complete the interior finishing of your home.

Insulation and Vapour barriers are now installed

Drywall, ceiling texture and prime painting begins

Morrison Homes Multifamily will conduct a drywall inspection**

Railings and flooring are installed and inspected

Cabinets’ interior doors, casings & baseboards are installed

Painting and Tile are installed

Plumbing and electrical fixtures are installed and inspected**

Final construction cleaning and touch ups will be completed before you take possession.

Exterior Work: (all weather permitting)

Vinyl Decking, aluminum railing, exterior stone, siding, driveway, sidewalk and patios will be installed throughout the construction process weather permitting. Landscaping will be done following the completion of all other constructions at the Sonoma Nolan Hill Project.

**Morrison Homes Multi-family Division completes a thorough quality assurance inspection along with the City of Calgary Inspections throughout the construction process.

THE ABOVE INFORMATION IS INTENDED TO DEPICT OVERALL GENERAL CONSTRUCTION STAGES.

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Quality Standards

QUALITY STANDARDS

We are proud of the fine quality and value we provide in every Morrison townhome.

All Sonoma Nolan Hill town homes are built to the Quality Standards as per:

! The Alberta Building Code as interpreted and applied by the City of Calgary (or local building authority)

! The Alberta New Home Warranty Program guidelines

! The specifications and standards outlined in Schedule “F” of your Disclosure Documents

During construction, your Sonoma Nolan Hill Site Supervisor oversees the work performed, inspects every stage of construction and is responsible for quality control. Our construction personnel are on-site and will visit your home through all stages of construction almost everyday. At that time, they are doing visual inspections of the work that has been completed during that stage.

There are also a number of detailed quality inspections that the Site Supervisors schedules and conducts at the end of a stage prior to moving onto the next stage of construction i.e.:

• Foundation Inspection • Framing Inspection • Rough-In Inspection • Insulation Inspection • Post Construction Inspection

In addition, a number of other inspections are conducted by technical professionals (i.e. floor joist system manufacturer, roofing contractor, surveyors, architect and engineers as required). The city or municipality also conducts inspections at various stages of construction. Your home must pass each inspection before construction continues.

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Construction Schedule

The Sonoma Nolan Hill Site Supervisors, as well as our trades and suppliers all work together to ensure that your home is completed in a timely fashion. There are however many factors that will contribute to the construction schedule of your home.

Environmental Conditions Until the roof is on and the structure is enclosed, weather can dramatically affect the estimated timeline and possession date you received at the beginning of construction. Even after the home itself is past the potential for weather related delays, installation of utility services, final grading, exterior finishes and concrete flatwork, can be severely impacted by weather. Extended periods of rain or sub zero temperatures may bring work to a stop. When favorable conditions return, the trades must start up where they left off, altering or delaying everyone’s schedule. Please understand that they are as anxious to get back to work, as you are to see progress on your home.

Availability of Material and Trade Contractors Most often, the largest delay throughout the Calgary Region in recent years has resulted from increased development throughout the home building industry. This high demand on material can often cause manufacturing overloads, which will cause material delays that cannot always be anticipated. As well as material, increased demands on our industry labour force have amplified. While we endeavor to complete the construction of your home in an efficient and timely manner, we are unwilling to sacrifice quality to do so.

Customer Selections & Changes In order to deliver your home as close as possible to the scheduled date, we order many items well in advance of installation. Your cooperation in making ALL interior selections prior the start of framing is essential. This critical step in the process will assist us to meet your projected possessions date.

Normal Construction The number of different trade contractors in your home at one time will vary depending on the scope of the work they are completing. Some days you will notice that there are many different types of contractors in your home all at the same time or at different times throughout the day. This is scheduled because the type of work they are doing is either localized to one area of the home, the time component of their work is short, or the materials they are using will not affect work being carried out by other contractors. Other days you will see contractors working in your home for multiple days. There are many instances in your homes construction when this will happen (i.e. framing, drywall, finishing, painting, etc). Again this is determined by the scope of work being conducted, location within the home, and the order in which the work needs to be completed. Due to safety regulations, some material being used (i.e. paint & lacquer) will not allow other trades to be present. Expect several days during construction of your home when it appears that “nothing is happening”. This can occur for a number of reasons. Progress pauses while the home building department inspects the sequence of the construction schedule that occurs at several stages in every home. Each trade is scheduled days or weeks in advance of the actual work. This period is referred to as a “lead time”. Sometimes, a trade is able to complete their work a bit ahead of schedule. The next trade has an assigned time slot, which usually cannot be changed on short notice. Other normal waiting periods occur as material and products require curing time.

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Choosing your Colours and Options

So much of the enjoyment of building a new home is associated with the selection of your colours and finishes. Our professional Interior Designers have put together a selection of Designer colour boards from which you can choose.

To simplify this process, your Customer Care Coordinator will contact you to set a 2 hour meeting where you will review your colour selections, flooring, ceramic wall tile, cabinet, counter top and wall paint options as featured in the sales centre. If you are considering the option to personalize your home above our standard specifications, you may discuss a variety of options during your meeting.

During your Interior Selections Meeting you will review the following:

Floorplan Layout

• Review your floorplan layout and answer any questions you might have. • Review standard specifications as outlined in Schedule “F” of your Disclosure Document.

Mechanical Layout

• Review the plumbing specifications as featured in the Standard Specifications. If there are any personalized options you might want to make they can be discussed during your selection meeting.

Electrical Layout

• If you are requesting electrical changes please bring a copy of your marked-up electrical drawings. • It is a good idea to bring your dining room/nook table dimensions so your light fixture can be

positioned accordingly. • Determine the number and locations of phone, TV cable and computer wiring required. • Discuss your desire for under cabinet lighting, ceiling fans, dimmer switches, etc. • It is a good idea to have your furniture placement worked out prior to your selection meeting to

ensure the proper placement of plugs, cable, phone outlets, etc. Feel free to use our handy Furniture Layout Document for reference.

• All electrical change requests must be completed before the electrical rough-in work starts on-site.

**If electrical changes are made, an on-site electrical walkthrough might be required and would only be conducted during regular office hours with the Site Supervisor. This walk through will confirm the exact location of your requested changes prior to the electricians pulling wire. Bring your electrical layout with you to confirm everything is where you want it as you will be required to sign off at that time. Please note that no other changes will be allowed after you have signed off. Link to construction stages electrical walkthrough

Interior Selections Process

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Lighting

We will review your interior lighting standard specifications as featured in the standard specifications. Schedule “F”. However, if you are planning to select alternate lighting this will affect your electrical layout and must be finalized at framing stage. You will discuss style of desired lighting (pot lights, pendant (hanging) lights, wall sconces, with your customer care coordinator during the interior selections meeting.

Cabinets

Your cabinets are ordered early in the framing stage so please ensure you have completed your selections.

• We will review your cabinet layout to determine if there are any personalized options you may wish to make, as changes to the cabinets might impact your electrical/mechanical layout.

• If applicable, ensure your appliances have been finalized so that we may obtain all dimensions and specifications necessary for your layout.

• Your standard specifications cabinets are noted in Schedule “F” of your disclosure document. If you choose to personalize to Maple cabinets with a stain color be advised that stains can be inconsistent. Maple is such a hard wood that it does not absorb stain evenly and may be “blotchy” in some areas, even with the same piece of wood. This is normal and is not considered a defect.

Appliances

• Review Schedule “F” for the standard specifications for your unit. If you choose to personalize your appliances, this must be completed during your interior design selection process as it affect the cabinet size, and at times

Here are some helpful tips to keep in mind:

• Please be aware that dye lot variances may occur between samples and actual material installed. It is due to the manufacturer’s coloring process (dye lots) and the fact that over time sunlight and other environmental factors take effect. Unfortunately this is an uncontrollable element, which may occur and is not considered a defect.

• View color samples in both natural and artificial light to get an accurate impression of the color. • Bring along a cushion from your sofa or swatches to co-ordinate colors and textures. • It is a good idea to have your furniture placement worked out prior to your selection meeting to

ensure the proper placement of plugs, cable, phone outlets, etc. Feel free to use our handy Furniture Layout Document for reference.

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Confirming your Selections

Upon completion of your Interior Design Selection Meeting with your Customer Care Coordinator, you will receive pricing and personalized option information as discussed during your meeting. Once you have the opportunity to review this pricing and decide which items you wish to proceed with please email your Customer Care Coordinator your Confirmed Interior Selections. Your customer care coordinator will finalize your selections and will ask that you sign-off on the change orders for your unit.

CRITICAL HOMEOWNER RESPONSIBILITES

• The Customer Care Coordinator will call when all the paperwork is ready for final sign-off and ask that you return the documents as quickly as possible.

• You may need to contact your lender to ensure you qualify for any additional funds for your personalized selections.

• Please note that certain selections need to be confirmed by a specific date in order for your possession date to remain as detailed in your purchase agreement.

• Once your selections are confirmed you may no longer make changes to your design selections.

Please be aware that if you do not sign-off on the changes to your townhome prior to `the framing stage, Morrison Homes Multi-family Division has the right to install all standard specifications within your unit in an effort to adhere to critical construction timelines.

Site Visitation

Morrison Homes is an industry leader in construction site health & safety, and we make no exceptions when it comes to adhering to site safety policies. While your new townhome is under construction, we understand that you are very excited to see things taking shape. We offer you the opportunity to view your home during the electrical walkthrough, accompanied by a Morrison Homes Multi-Family Sonoma Nolan Hill Site Representative, and wearing the appropriate safety equipment. During the construction of your townhome, or even after you move into your new community, please refrain from entering any construction zones unsupervised. Morrison Homes Multi-family and our staff are responsible for site safety, day and night, evenings and weekends included.

We ask you, the homeowner to take all safety precautions while on site. In particular, keep these suggestions in mind:

• Watch for boards, cords, tools, nails or construction material that might cause tripping, puncture wounds or other injury.

• Do not attempt to enter any level of a townhome that is not equipped with stairs and railing. • Stay a minimum of six feet from all excavations. • Give all construction equipment or delivery vehicles plenty or room; assume that the drive CANNOT

see you or hear you. • Keep children off site or within arms reach at all times.

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As outlined in your agreement of purchase & sale, you are required to provide Sonoma Nolan Hill LP with financing approval documentation within 10 days of firm sale.

What Sonoma Nolan Hill LP Requires

Sonoma Nolan Hill LP requires a mortgage commitment letter from your financial institution. This mortgage commitment letter must state that you have sufficient funds and financing in place to purchase your new townhome at the total purchase price.

Incomplete Mortgage Information

Occasionally, Sonoma Nolan Hill LP receives mortgage commitment information that is incomplete. Incomplete mortgage information typically comes in the form of a mortgage commitment letter that includes several conditions. The following are typical mortgage conditions that are not acceptable in a firm mortgage commitment:

• verification of employment / proof of income; • proof of down payment; • proof of equity in existing home; • lowering your debt service ratio, paying off existing loans.

Mortgage Approval

A pre-approved mortgage certificate is not a guarantee of being approved for the mortgage loan. Even if you have a pre-approved mortgage certificate, you must still meet your lender during the conditional offer period to get a final mortgage approval. To ensure that the process goes smoothly, make sure you bring:

• A copy of the signed Offer to Purchase • A Copy of your Disclosure Documents • A Copy of your Change Orders

Your lender will update/verify your financial information, and put together the information required to complete the mortgage application. Your lender may require an appraisal and/or a survey. Title insurance may also be required. Your lender will also inform you about the various types of mortgages, terms, interest rates, amortization periods and payment schedules available. Your broker/lender will also want to discuss with you any more costs for closing that you may expect, such as lawyer’s fees and property insurance.The financing is essentially complete when your conditions are waived. Your mortgage insurance is in place, and your lender and insurer have essentially come together to guarantee the amount you were pre-approved for.

Financing & Approval Requirements

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Closing on Your New Townhome

Closing day is the day when you finally achieve your goal—you take legal possession and finally get to call the house your own. You are sure to feel great relief and satisfaction but remember that the home buying process isn’t over just yet. There are quite a few things that need to be done in preparation for closing day:

• Your lender will provide the mortgage money to the Lawyer. • You must provide the balance of the purchase price to the Lawyer along with the closing costs. • The Lawyer pays the Morrison Homes, registers the home in your name and gives you the title to your new home.

Please read this section of the guide carefully and become familiar with the closing process.

Occupancy and Closing Dates

Your original Purchase Agreement shows a Tentative Possession Date. This shows Morrison Homes’ estimate on when your townhome will be ready for occupancy. It is not a guaranteed occupancy date. In many cases, Morrison Homes signs the Purchase Agreement before construction has started on the new condominium, which makes the determination of a firm occupancy date impossible.

Morrison Homes will establish a Confirmed Possession Date and provide you, the homeowner with confirmed written notice of this date a minimum of 35 days prior to possession.

Contact your lender immediately upon receiving the Confirmed Possession Date Letter to avoid closing delays and additional costs to you !

Meeting with the Lawyer

The closing on your townhome typically takes place at the lawyer’s office. Please confirm this with the lawyer. If you are using the Sonoma at Nolan Hill LP Lawyer you will be meeting here:

Pittman, MacIsaac & Roy

Ryan Roy

2600 West Tower, Sun Life Plaza

144-4 Avenue SW, Calgary, AB, T2P 3N4

Phone: 403.237.6566 | Fax: 403.237.6594 | Email: rfr@pmrlaw.ca

Closing on Your New Townhome

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Documents

At closing, the documents necessary to convey your new home to you and to close the mortgage from the lender will be signed by you. In addition to these standard items, the lender, and Morrison Homes Multi-family may require other documents to be signed. The lawyer will review this with you. The closing documents typically include the following:

• The Transfer of Land conveys title to the home and lot to you. • Mortgage Documents • The GST New Housing Rebate which assigns the GST New Housing Rebate (if any) to Sonoma Nolan

Hill LP, is signed by you and returned to us on closing, for submission to Canada Customs and Revenue Agency. Additional documents assigning the GST rebate and confirming the Purchasers’ eligibility for the rebate, will also be signed by you on closing. For additional information see the GST clause in your Agreement of Purchase and Sale.

*Please come prepared with legal/government issues photo identification. All persons listed on the Purchase Agreement must attend.

Final Closing Cost

Certain customary items in connection with the property will be prorated to the date of closing such as property taxes and property insurance and more. The final cost figure is available near to the actual closing. This information is available from the lawyer typically 1 week prior to closing.

Form of Payment

The lawyer or financial institution can advise you on this. In your planning, be sure to allow time to arrange for and obtain these funds. Keep in mind that some banks place a hold on monies moved from another account.

Insurance

You need to provide proof of a homeowner’s policy from your insurance company showing the year purchased, and your lender’s interests in the home. Your insurance agent should know exactly what is needed. We suggest you arrange for this at least 3 weeks before the expected closing date. For more information on Insurance for your townhome required click here

Storing Documents

We suggest that you store the legal documents from your closing with other valuable papers, in a safe place. you will need them for tax purposes and when you refinance or sell your home.

Closing on Your New Townhome

Cont.

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Introducing Your New Home

On behalf of Morrison Homes Multi-family Division, welcome to your new townhome at Sonoma Nolan Hill!

Buying a new residence is among the biggest and most important purchases you will make and Morrison Homes Multi-family is proud to be a part of your decision. As a discriminating purchaser, you have selected Morrison Homes to provide for your housing needs, we pledge to do our utmost to deliver a high quality home that meet your expectations and makes you proud for years to come.

We are confident you will enjoy your new townhome and we look forward to providing you with many years of comfort, low-maintenance and trouble-free living.

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In condominium ownership, your ownership rights consist of two parts: the unit, which is individually owned and the common elements, which are shared and jointly owned by all of the individual owners as condominium corporation members.

The unit consists of the premises in which the homeowner actually lives. The boundaries of the unit are described in detail in Schedule “C” of your disclosure documents. The unit is the exclusive property of the owner and he/she is responsible for the maintenance, repair and replacement of all of the components within the boundaries of the unit. The common elements are the parts of the condominium outside of the individual units. For example, these include the surface roadways, exterior lighting, underground services, the building exterior, exterior amenity spaces and the community landscaping. The maintenance, repair and replacement of the common elements is an expense of the condominium corporation and is paid by the homeowner through his/her monthly condominium maintenance fees.

Condominium Ownership

The ownership rights of condominium owners are slightly different from that of freehold owners to protect the quality of life for all of the condominium members and to protect the value of the community as a whole. A condominium owner must abide by all of the provisions of the Corporation’s Declaration, By-Law’s and Rules. Again, all of this information is detailed in the Declaration.

In a newly constructed condominium development, representatives of the Builder make up the Board of Directors until the condominium is registered and title is transferred to the individual townhome owners.

Insurance is also different in a condominium. The condominium is responsible to insure the common elements and certain parts of the unit as defined in the Condominium Documents as the “Standard Unit”. Ensure that you review this definition in the Disclosure Documents, as Standard Unit definitions are not uniform from one condominium to another. The homeowner is responsible to insure all the components of the home, over and above what is defined as the standard unit, in addition to all of your personal contents. Liability insurance is an important component of the individual homeowner’s insurance as you can be held responsible for damage caused to the home and/or other homes or parts of the common elements in the condominium, as well as for personal injuries of other people. Please consult your insurance specialist for more information regarding your insurance needs.

Condominium Turnover Meeting

Following the transfer of title from Sonoma Nolan Hill LP to the individual townhome owners, you will be notified through the Property Manager of the date for the Condominium Turnover Meeting. During the course of this meeting, the homeowners will elect a new Board of Directors from within the Sonoma Nolan Hill community. This is an important meeting that you should make every effort to attend.

The Board of Directors is responsible for the operation of your new community and makes all of the policy decisions regarding the management of the condominium. The Board of Directors is not alone in this responsibility. There are a number of professionals also involved to provide advice and support to the Board, particularly the Property Manager.

During the turnover meeting, any homeowner wishing to be elected to the Board of Directors will be given an opportunity to speak and provide information about themselves and their experience which they feel will aid them in their responsibilities as a Director. Following these presentations, a vote will be held for the positions of the Board.

Once the Board of Directors has been elected, Sonoma Nolan Hill LP will turn over all of the documents related to the construction and operation of the condominium such as the drawings, copies of all maintenance contracts that have been put in place, operation manuals, equipment warranties etc.

Condominium Ownership

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Condominiums and Alberta New Home Warranty

Condominium Corporations have two sets of warranties including one set for the homeowner covering the individual townhome and another set for the condominium corporation that covers the common elements.

The common elements are covered from the date the condominium corporation is registered. The common property includes all areas beyond each individual suite. Condominium owners who experience a problem with any of the common elements, including those within their individual suite but outside the definition of the home, for example landscaping, should notify their Condominium Corporation in writing, through the Property Manager. The Property Manager will then bring the problem to the attention of the Builder.

Maintenance Fees

Maintenance Fees are the fees charged by the Corporation to all members and are often based on the square footage of the individual owner’s unit. The Maintenance Fees cover the costs of the operation, maintenance and repair/replacement of the common elements. Also included are the management, administration and insurance for the common element areas. In some cases, a portion of the utilities consumed by the individual homeowners may also be part of the common elements and therefore paid through the Maintenance Fees. The Budget Statement itemizes the annual budgeted amount for each of the items included in the Maintenance Fees and identifies the percentage for which each homeowner is responsible.

The Property Management Team

The Property Manager works for you, the owners of the condominium corporation. They take direction from, and are accountable to, the Board of Directors. The primary function of the Property Management Team is for the maintenance, appearance and upkeep of all of the common elements, or more specifically:

• Homeowner Relations

• General Day-to-Day Operations

• Preventative Maintenance

• Budgeting and Financial Reporting

• Expenditure and Revenue Controls

• Collection of Maintenance Fees

Condominium Ownership Cont.

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Utilities and Move-In Arrangements

Once you have received your Confirmed Letter of Possession, it is time to organize the move to your new home at Sonoma Nolan Hill.

• If you are renting, ensure you give notice to your landlord. • Start looking at moving options—hiring a professional or doing it yourself. • Make necessary address changes (utilities, services, post office).

Utility Hook-Ups The utility services that are running in your home throughout construction (water, gas and electricity) are currently being billed through Sonoma Nolan Hill but will be removed upon on your possession date. These utilities will only require you to make a change in the account information and not actually have to “hook-up” a new service, therefore no onsite appointment needs to be made. Call at least three weeks prior to possession to make arrangements to change the service account over for the day of possession. Some service providers charge a hook-up fee and may require a deposit. The following are the most popular service providers’ numbers to contact for these changes:

• Direct Energy (natural gas) 1-866-420-3174

• Enmax (electricity, water, sewer) 403- 310-2010 Telephone, Cable & Internet

Although your condo or townhome is pre-wired for television programming it is your responsibility to arrange for commencement of services. Morrison Homes has arranged a package for your convenience through Shaw Cable. To take advantage of this program you must call the following number:

Shaw Cable: Phone: 403-539-6881 or Email: welcomehomesupportcgy@sjrb.ca

Scheduling of these appointments can take up to 3 weeks so make sure that you make these arrangements early. Internet connections, long distance packages, bundling, etc should also be considered at this time. The service provider will charge a hook-up fee as well as a deposit fee as applicable. An Alternative Service Provider: Telus Phone: 403- 310-3100 Outside Alberta 1-800-361-3311

Mailbox Keys and Change of Address Mailbox keys are provided to you at time of possession and copies are not kept by either the Builder or the Property Manager Your mailing address is: _____________Unit #, 428 Nolan Hill Drive NW (Please note that Postal Codes are released from Canada Post and the Builder will provide this information as soon as we receive) The purchase of “change of address” packages can be made at your postal outlet, should you wish to do so. All existing credit card companies provide a change of address label in their bills. These companies should be informed separately as to the change of address and its effective date. Other notification should be conducted to change your Drivers License, Alberta Health Care Insurance, bank accounts, investment accounts, etc.

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Warranty Provisions and Service Requests

Service Requests

To facilitate your warranty coverage, our service program consists of two service visits – one following six months from your possession date of your home and one at one year from your possession date of your home. The purpose of the six month visit is to address issues which affect quality of living, are covered under warranty, and can not wait for the one year service.

Both visits are at the option of the homeowner and if required, must be initiated by the online Service Request Form. Please note that all service requests must be initiated in this manner. We thank you for your understanding on this matter.

In the interest of efficiency, and to minimize your inconvenience, we ask that you please send in your Service Request Form in a complete manner, including all items needing attention as opposed to sending items in on an individual basis. This will ensure orderly execution of service issues.

To obtain service for your townhome, please follow these procedures:

1. Unless service is of an emergency nature, all service requests must be in writing. Please see Emergency Procedures section of this guide for emergency contacts. Emergency service is generally considered that which affects electrical, heating, or water supply and requires immediate attention.

2. Complete either the 6 Month or One Year Service Request Form and send to our Service Department.

The service request can be accepted by email to: warrantycoordinator@morrisonhomes.ca Please use only this methods to send your Request for Service form. Unfortunately we cannot accept service requests by telephone.

3. Upon receiving your Service Request Form, our office will acknowledge receipt and a Sonoma Nolan Hill service representative will contact you to schedule a service visit. Please note that only work covered under the warranty will be performed by our service department.

4. Do not give your service request to your sales representatives or construction personnel. These requests may go astray. We will be able to serve you better if all service requests go through our service department.

Throughout the first year, your house will generally experience some settlement/shrinkage of the building components (particularly the wood framing materials) which will result in some minor cracking of drywall, tiles or other cosmetic flaws. Floor squeaks may also occur. We recommend that these items be dealt with towards the end of your first year of occupancy to allow for the majority of the settlement to occur. Please ensure that you review all of your warranty documentation closely so that you are aware of all deadlines and complaint procedures.

The contact information for the Customer Service team is as follows:

Morrison Homes Multi-family Division

Sonoma at Nolan Hill

Phone: 403-723-9200

Email: WarrantyCoordinator@morrisonhomes.ca

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Please ensure that you include on all correspondence:

Your Name

Unit Number

Phone Number

It is our commitment to you that we will do our utmost to conduct warranty work in your home in a timely fashion and with as little inconvenience to you and your family as possible. Every effort will be made, where possible, to schedule convenient times for service work should you wish to be in attendance. However, precise time frames are difficult to gauge and we would appreciate your understanding and co- operation in this regard.

As confirmation of completed work, you will be requested to sign-off on the noted repairs. If you have any questions or concerns regarding service work or you find that the work performed was unsatisfactory or incomplete, please notify us in writing within 3 business days, otherwise the service call will be deemed satisfactory and the work order will be closed.

In the event of an emergency (i.e. major plumbing leak) outside of normal business hours, please contact your Property Manager for further instructions. As a general guide, emergency situations are those that interfere with the homeowner’s health or well being.

Warranty Submission Periods & Forms

Homeowners will be responsible for notifying the Morrison Homes Multi-family Division in writing of any defects during the first year after possession.

Provisions of the One Year Warranty

The basic provisions of the One-Year Warranty ensure that your home is constructed in a workmanlike manner and is free from defects in material, is fit for habitation, is constructed in accordance with the Alberta Building Code, and is free of major structural defects.

The warranty for the components contained within the individual unit is covered from the date the homeowner takes possession, regardless of the date the homeowner may choose to move-in. When a unit changes owners it continues to be covered until the end of the original warranty period. The seller may transfer the Warranty Certificate, along with any other related documents to the new owner.

6 Month Form

Within 6 months after taking possession of your new home you may submit a 6 Month Request Form, clearly identifying any problems and the location. The more detail that we have from you, the faster we can respond to your requests. Photos can also be submitted.

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PLEASE NOTE that chips, scratches, surface damages or missing items not identified and noted during the Possession Walkthrough will not be accepted as warrantable items. Deficiencies of this nature must be identified upon possession of our new Sonoma Townhome.

Items such as, nail pops, corner bead separations and wall cracks are a normal occurrence and result from the settling process your new home during the first year. Morrison Homes Multi-family Division will patch these items, once only, at the end of the first year. We ask that you please do not include them on your 6 Month Request Form.

Year-End Form

In order to address various issues that could arise in your home during the first year of occupancy, Morrison Homes Multi-Family Division provides for a Year-End Request Form. In the event that there are any outstanding items from the 6 Month Request Form, these items must also be included on the Year-End Form. The Year-End Form must be submitted within 30 days of the one-year anniversary of your “Date of Possession”.

All year-end service requests will be reviewed and if needed, our customer service representative may contact you to arrange a time to visit your home and inspect any items in question.

Warranty After One Year

Morrison Homes has been part of the Alberta New Home Warranty Program since its inception to ensure our customers get the most out of their homes. The Alberta Government has implemented some exciting new additions for new home purchasers with permits pulled from February 1, 2014. They include:

• 1 year Workmanship & Material Warranty to ensure your home is running efficiently and to our high standards. This takes care of issues with the way your home was built or the materials it was built with, such as flooring and trim.

• 2 years for your home’s Delivery & Distribution Systems including heating, electrical and plumbing

• 5 year Building Envelope Warranty on the exterior shell of the home, including the roof and walls

• 10 year Structural Warranty for load bearing components of the home, such as the frame and foundation

For more information, log-in to your ANHWP customer portal or call your customer care coordinator to receive your passcode: (403) 723-9200

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EMERGENCY & FIRE SAFETY

Emergency Numbers

• Fire/Police/Ambulance 911 • Fire Non-Emergency 403-264-1022 • Police Non-Emergency 403-266-1234 • Enmax - Electricity 403-514-6100 • Atco Gas –Natural Gas 403-

245-7222

Fire Safety

If you are experiencing a Fire Emergency

Call: 911

Townhouse condominiums are generally considered to be safer from the spread of fire than the average single-family dwelling. Sonoma at Nolan Hill has been constructed of fire resistant materials. The party wall (the walls separating units) has been constructed to inhibiting the spread of fire from one townhome to another. It is critical that you as a homeowner take precautions to prevent fire hazards in and around your home:

Do not to be in your which will in any way a risk of

Do not put such as and into your . Avoid unsafe such as fat

using too much leaving stoves wearing loosely

Do not use unsafe electrical frayed

cords, or lamp wire for

Non-Fire Related Emergency

A true non-fire related emergency exists

when you are physically unable to occupy

your home. These emergencies are most

often a result of one of the following:

• Total Loss of Heat

• Total Loss of Water

• Total Loss of Electrical Power

• Major Water Leak

In the event of a non-Fire related emergency, we recommend you do the following:

Determine the problem and call the 24hr Morrison Homes Customer Care line at: (403)-723-9200

**Please note that you should not hire an independent contractor to make warranty repairs in your suite. We will not be responsible for expenses incurred by others.

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INSURANCE

Condo Corporation Insurance

The Condominium Corporation’s Insurance covers full replacement value of the units and common elements in the event of a fire or other damage as outlined by the policy. Improvements, betterments and items not covered (Improvements and or betterments are upgraded items to a home, at an additional cost - such as carpet, appliances, cabinets etc.) under the Standard Unit By-law along with personal property of the owner are excluded from this policy. Please check your Condominium documents for Standard Unit By-law items not covered under the Corporation’s Insurance.

Homeowner Insurance

Morrison Homes Multi-family Division recommends that all owners obtain minimum insurance coverage as follows:

$ 2,000,000 liability insurance, contents insurance, betterments and improvements insurance, loss assessment and contingency insurance.

If you are renting your townhome we suggest that you obtain coverage to cover your contents, liability, appliances, betterments and improvements. A tenant would be responsible in obtaining a specific tenant insurance package. The Corporation’s policy is that the individual homeowner is responsible for the Corporation’s deductible. Should the claim be below the deductible amount the owner is responsible for the entire cost. There is a contingency policy available which covers the Corporation’s deductible. Kindly speak to your insurance broker to confirm that your coverage is a Condominium policy. We suggest that after settling in to your new townhome that you take an inventory of all your contents.

TENANTS

If you plan on leasing your townhome, your tenant(s) must comply with the Sonoma at Nolan Hill Bylaws. It is your responsibility to ensure that your tenant(s) is aware of these Bylaws and it would be helpful to provide them with a copy of this Homeowners Guide.

Once you have secured a tenant, you must provide a copy of the lease to the Property Manager.

If your tenant has moved out, you must notify the Property Manager in writing that the residential townhome is no longer rented, or provide them with a copy of a new lease agreement.

Tenants may not make warranty or service requests. This is the sole responsibility of the homeowner(s) registered on title.