PARKADE REPAIRS

The $950,000 cost was certainly NOT, as reported, within budgeted estimates which were previously reported by the Board, to be approximately $650,000. As with the heating system, this project will come in well over budget by 50% plus. Residents have been advised that the reason for the total replacement of the parkade topping was because there was structural damage. Unfortunately, the Board has refused to provide upon many requests of residents, a structural engineering report revealing evidence of any such structural damage. Residents have been clearly misinformed.

It has been suggested for quite some time, that the wish of the commercial owner, is to promote any RESERVE FUND EXPENDITURE that is specifically of benefit to them, and particularly, when the residents will be paying 55.69% of the total bill. Residents must enlighten themselves as to the nature of the MILLIONS of dollars spent by the Corporation over the past few years, and just what SECTOR of unit owners has benefited.

Unfortunately, our residential Board members, have as again suggested by numerous others, easily succumbed to the demand from the commercial sector interests.

Such projects are normally negotiated with payment provisions following completion of the project, usually within 30 to 90 days of the completion date, with a holdback provision as well. Assuming the advised 6 month construction period from May 11th,  that would imply a completion date of mid November. A reasonable provision for payment within even 30 days of completion would require payment no earlier than mid December.

Why are residents being required to PREPAY and give their cash to the Corporation early in the estimated six month construction period, far in advance of a reasonable due date of payment to the contractor, which would not be until December? Why have financing options not been made available to unit owners, which could have easily been arranged by the Corporation, whereby monthly contributions could easily be made to the Reserve Fund, taking advantage of the lowest interest rates in history? Many of our senior residents, should not be unnecessarily impacted with penalties when forced to cash in their investments, simply to accommodate the unnecessary demands made of them by the Board.

Unfortunately, it may be too late to reverse this most irresponsible decision to proceed with this project, but there is still opportunity for the Board, and particularly resident Board members, to act responsibly and respectfully, in the interest of residents, and simply arrange a financing option where contributions are made through monthly contributions to their condo fees.

Why was the newsletter distributed on May 3rd, some 6 days following the issuance date of April 27, 2016 and one day AFTER distribution of the assessment notice? This of course prevented an opportunity for residents to ask questions in response to the April 27th newsletter which should have been distributed on the same day. Unfortunately, as a result, residents were SIMPLY BILLED, and not provided with any opportunity to review the details of the project (even the limited details provided in the newsletter) prior to any decision being made.

BASEMENT ELEVATOR LOBBY

It is very disturbing, for residents to be ADVISED with yet again, another INAPPROPRIATE AND IN FACT UNLAWFUL decision of the Board to unilaterally proceed with another RESERVE FUND EXPENDITURE which has not received the LEGALLY REQUIRED REVIEW AND APPROVAL BY RESOLUTION OF UNIT OWNERS. Nor has it received the approval of funding of a budget which includes this proposed expenditure. THE BOARD DOES NOT APPROVE RESERVE FUND EXPENDITURES; THE UNIT OWNERS DO! Why does the Board continue to insist upon their practice of this unlawful conduct?

Even more disturbing, is the preposterous estimate of $9000! How can our residential Board members even consider supporting this totally unnecessary expenditure. A cover up of the strange color schemes chosen in the past, can simply be addressed with a new coat of paint! With a parkade floor that is totally lacking in cleaning maintenance, residents are continually faced with tracking this filth into the elevator and into their hallways and homes. Of course it doesn’t help when the residential elevator has been deemed to be the building’s “freight” elevator. The commercial owner prohibits the use of its elevator for contractor access. How can any such expenditure be considered, given the obvious neglect of maintenance in the parkade?

Have residents not expressed enough, the neglect of the following deferred maintenance items which are obviously a priority over a $9000 “elevator lobby renovation”:

1. Residential balconies requiring painting and repair to walls and serious deterioration of concrete surface areas, where concrete material has dangerously dropped to the 4th floor patios on numerous occasions in recent years. The Board has refused any response to reports of these issues.  The facing material over the front windows of residential units, is also in dire need of repair and maintenance.
2. Repair and maintenance of security system components including residential monitors.
3. PREVENTIVE MAINTENANCE of drainage lines in the building. Thousands of dollars continue to be wasted with flood damage as a result of this neglect.
4. Residents overwhelmingly supported an expenditure for the installation of a sign IN FRONT OF THE BUILDING IDENTIFYING SPADINA TOWERS. Yet the Board rejects this overwhelming support of residents and refuses to present a proposed presentation of signage for the review of residents.
5. Repair of the driveway curb on the north side of the building adjacent to residential guest parking stalls. This is an unacceptable embarrassment to residents.
6. Repair of neglected exterior sealing of windows, and in particular those on the north and west side of the tower.
7. Replacement of the residential humidification that was understood by residents to be included in the package they approved for the heating system. The negative impact of no humidification in an ENCLOSED RESIDENT HIGH RISE BUILDING, IS VERY MUCH A HEALTH HAZARD TO RESIDENTS. Further, the many complaints regarding dust within residences are the result of a lack of humidification and the resulting dry environment, particularly during the winter months.
8. The ill fated recent replacement of residential hallway carpets, requires immediate review. Not only was a great deal of resident money spent on this project, but residents must realize that they will be faced over the coming years with a terribly deficient hallway carpet, which of course will negatively impact the value of their property. The project was a disaster, dramatically increasing the extent of required maintenance, which has obviously been neglected ever since the installation. Residents deserve better, and the cost of making it better, will require more funding yet again, from residents!

These are only some of the many issues requiring address by the Corporation. Address of each and every one of these issues, is of much more importance to residents than a most ludicrous, $9000 EXPENDITURE ON A BASEMENT ELEVATOR LOBBY!

It is important to note, that the Board promised “one if not two”, TOWN HALL meetings to be held in the current fiscal year, which of course ends on June 30th, 2016. The proposed intent of these meetings, was to provide RESIDENTS with a venue to voice their many questions and concerns over issues within the building. Unfortunately, the Board has renaged on their promise.

Residents must be invited to participate and voice their opinion in the matters of the Corporation. The ongoing rejection of the Board to permit resident PARTICIPATION AND CONTRIBUTION, can no longer be permitted.

It is important to note, that the input from many residents has been considered in the above comments. Expression of their views must not be forcefully limited as is the current requirement, to private conversations, but heard in a democratic and open forum of unit owners. The Board is therefore, reminded and requested to ensure that their promised town hall meeting(s), takes place as promised in the current fiscal year which ends on June 30th, 2016.