Monthly Archives: June 2013

SCC New Option For Parkade Project

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Residents will be pleased to know that one of Saskatchewan’s largest and well respected concrete construction companies, Vector Construction Ltd., recently provided a proposal on repairing the surface of the parkade including a sealant over the entire surface area. Concrete work is their specialty and they have advised that this option is highly recommended versus removing and replacing the entire surface area as has been proposed by others. They are very familiar with the parkade structure and the scope of the required work.

This proposal has included a cost estimate where the project can be completed for less than $50,000 versus costs of $650,000 plus for the option of removal and replacement. A product and workmanship guarantee is included.  Should this proposal be accepted, the contractor has advised that it may be able to complete the project this year.

This proposal has been submitted to the board requesting their review. They have been asked to inform residents of this proposal as well. Should the board decide by the end of June to proceed with this option, this work can be completed yet this year. Time is of the essence. This very cost effective option is certainly in the best interest of all unit owners.

SCC Balconies In Urgent Need Of Repair

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The balconies at Spadina Towers have received little if any inspection or attention following many and repeated requests from residents over the past several years. (Click on image for closer view)

The exterior facing above the front windows on a number of units is severely weathered to the extent that they require replacement of this material or a varied level of repair. Neglect of this repair and maintenance has in turn resulted in damage to windows which of course must then be replaced, at the expense of all unit owners. All units require painting of the facing above the windows. Certainly, all units require annual inspections of this adjacent common area along with whatever annual maintenance is required. Ongoing deferral of maintenance in this common area is simply not acceptable.

The side walls on a number of balconies desparately require painting. The stains on these walls are very unsightly when viewed from the balcony, inside the condo and from the street as well. This is with no question a very serious detriment to not only the personal enjoyment of the individual owner and his property, but is of grave concern to all residents as it relates to the negative impact on the value of their property.

Residents can no longer be expected to wait for action.This matter is obviously one of urgency and requires immediate attention. The board  is hereby requested to provide an immediate confirmation that all appropriate maintenance and repair will be conducted within this summer season.

SCC Turns Blind Eye to Parking Enforcement

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The bylaws of the Corporation state the following:

Bylaw One Section 10.6 (e) Exclusive Use Areas

The Residential Owners and the Commercial Owner shall have the joint use of the parking stall designated as the first “P3” parking stall in the south-west corner on Level A of the Condominium Plan, for use by the janitor.

The caretaker does not park in this designated stall but parks in P1/12. Not only does he have a very large vehicle, but has installed  a  sizeable storage unit  behind his vehicle. This results in the vehicle parked in front of him to edge closer to the first corner turn after entering the parkade. This of course creates a traffic hazard where vehicles both entering and exiting the parkade, are at risk of unnessary collision. The size of the caretakers’ vehicle also creates a similar hazard for those parked on the north wall when attempting to park or exit their stall. A smaller vehicle must be parked in this stall (P1/12) and the storage unit removed in this very confined area. The bylaws must be enforced and the caretaker must park in his designated stall.

The SCC handbook of  2012 states the following:

Four residential guest stalls are available at the east end of the north driveway. These are for guests on a short term basis. If stays are extended other arrangements for parking should be made. The guest stalls are not intended for people living in the building. Misuse of these stalls can result in a parking ticket.

Three commercial stalls are located on the east end of the south driveway. These are commercial visitor stalls for short term visitor of tenants use (one hour). Misuse can result in a parking ticket.

There is no parking available for Contractors or service personnel either on site or in the basement. Permits for street parking are available from the City of Saskatoon.

As for building regulations relating to visitor parking, there is little if any enforcement in both residential and commercial designated guest parking. Contractors also continue to park in designated guest parking. Motorcycles are often illegally parked in the emergency zone immediately outside the south commercial entrance.The board and management have failed to ensure respect for the bylaws and the building’s regulations. Enforcement of these bylaws and regulations must begin immediately.

It is therefore requested that the board provide an immediate written notice to all unit owners that all parking rules and regulations will be enforced including the use of ticketing. (There has been no enforcement of this clearly stated provision in our handbook.)

Failure to provide this enforcement on the part of the board, management and/or the caretaker, may result in a request of the court to ensure appropriate enforcement.

SCC Board Rejects Disclosure of Financial Information

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Since the installation of the new heating system, numerous inquiries of residents have been submitted to the board requesting information. The board has failed to respond to these requests.

A detailed cost analysis of the new heating system and all associated costs including the cooling tower, has often been requested but never provided.

Many questions and requests for information relating to operating costs including energy, insurance, HVAC, etc. remain unanswered. For example, the board continues to refuse disclosure of the caretaker contract which is obviously “pertinent information” as is referenced in our last year end financial report. Other “pertinent” information would include disclosure of insurance policy negotiations where the board has clearly contravened the bylaws as follows:

Section 13.2 Nature of Insurance Policies

h) The amount of the deductible shall be that as approved by the unit owners from time to time.

Yet, an individual board member, with the endorsement of the board, took it upon himself to enter into an insurance contract and establish the deductible, on behalf of the Corporation and did so with no  consideration, consultation or approval of unit owners as is required by our bylaws.The notes in the year end financial report include the following statement: “The comparative figures have been reported as “totals only” in that the unitholders have access to all pertinent information for the prior year with respect to the allocation of assets, liabilities, revenues and expenditures”. That means, that should any unitholder require any further detailed information relating revenues or expenditures, they are in fact entitled to access this information from the Corporation. Such “access to all pertinent information” has in fact been denied by the board.

The board is bound by the Condominium Act and the Bylaws of the Corporation where provisions are there for a purpose, including accountability on the part of the board. This of course includes the provision of all requested financial information to unit owners.

The Condominium Act clearly places emphasis on the obligation of the board of directors to enforce all bylaws of the Corporation and abide by all provisions of the Condominium Act. Clearly, the board has failed to respect a most fundamental provision of our bylaws as follows:

Bylaw No.1 Section 3.20 Duty of Care

Every director and officer of the Corporation has the duty of care, the duty to act in the best interests of the Corporation, and the duty to comply with the Condominium Act, as required by The Interpretation Act of Saskatchewan.

It is therefore requested that the Board provide a response to any and all questions, inquiries and requests for information as they relate to the finances of the Corporation.

Normally, when an audited year end financial report is provided, financial issues subject to questions and inquiries are, if not addressed in the audited report, are subject to request for further information by unit owners from both the auditor and the Corporation.

In conclusion, an audited financial report is obviously required to ensure appropriate disclosure of all relevant information in order to satisfy the interests and concerns of all unit owners.