Our Board of Director returns home and immediately DEMANDS A VOTE WITHIN TWO DAYS on a special resolution to approve a major capital expenditure of approximately $88,500 + 11% taxes WITH NO MENTION OF ENGINEERING COSTS. Special resolutions are in normal corporations including condominiums, conducted via the required voting procedure at a general meeting where owners are permitted to speak for or against the proposed resolution. Management and the Board of our corporation, does not conduct its affairs in any NORMAL fashion and refuses to respect normal democratic governance practices. A NORMAL corporation would call a General meeting to present such a major special resolution to be held with no less than two weeks written notice. This Board is simply afraid to be presented with the facts of the matter. Why the urgency? We have been without permanent roof anchors the entire life of this condominium with no problem.
The Board states the following:
- Roof anchors will replace an obsolete system that no longer meets today’s safety standards for fall prevention. INCORRECT. We have NO SUCH OBSOLETE SYSTEM. As like many high rise buildings in Saskatoon, we have always required contractors who provide a fully certified temporary anchor system and provide full indemnification to our Corporation from any liability.
- Roof anchors are needed to allow access to wash windows and inspect and maintain the concrete panels. INCORRECT. Again, since 1977 all window cleaning (not conducted in the past five years) and maintenance of concrete panels (only repaired once since 1977), has been conducted by contractors who have provided with their service, a TEMPORARY anchor system where we have required confirmation of their conformance with the OCCUPATIONAL HEALTH & SAFETY ACT and indemnification of liability to our Corporation.
To help residents understand this issue, since 1977 we have been using fully compliant TEMPORARY ANCHOR SYSTEMS, with a minimal cost included in fees paid to contractors for window cleaning and exterior maintenance. The Board is now demanding that we spend $100,000 PLUS ENGINEERING COSTS for an unnecessary PERMANENT ANCHOR SYSTEM rather than have contractors continue to provide service with a TEMPORARY ANCHOR SYSTEM they INCLUDE anyway. Why spend this kind of money when it is a known fact that our building is facing imminent depletion of our reserve funds because of such unnecessary expenditures? In recent years, our Board has proceeded all on their own with overspending on unnecessary capital expenditures of more than $1,000,000. Residents don’t realize it yet, but they should know that they will continue to be called upon for substantial cash calls to keep supporting these unnecessary costs.
Temporary anchor systems are fully permitted subject to the following OHS regulations:
116.3(1) Where a worker uses a personal fall arrest system or a travel restraint
system, an employer, contractor or owner shall ensure that an anchor point or
anchor plate that meets the requirements of this section is used as part of that
system.
(2) An employer, contractor or owner shall ensure that a temporary anchor point
used in a travel restraint system:
(a) has an ultimate load capacity of at least 3.5 kilonewtons (800 pounds-force)
per worker attached in any direction in which the load may be applied;
(b) is installed and used according to the manufacturer’s specifications;
(c) is permanently marked as being for travel restraint only; and
(d) is removed by the last worker from use on the earlier of:
(i) the date the work project for which it is intended is completed; and
(ii) the time specified by the manufacturer.
Simply Ignore the Special Resolution And Demand a General Meeting!
Spadinanewscenter.com April 16, 2019