The board of directors is an owner, or representatives of owners elected to manage the financial and physical affairs of your condo property. They are responsible for making the decisions regarding contracts, improvements, and investments for your project.
The board of directors is elected at the Annual General Meeting (AGM) of the owners. The AGM is a meeting of all of the owners of the condo project. As a group, the owners will discuss problems, concerns, and the future plans of the project, and to elect the group that will represent all of the owners for the next year.
You will be advised by mail of when and where the AGM will be. The AGM has historically been held in November.
You may send a written request to our property manager. Your request will be scheduled into the next Board meeting. You also have the opportunity to attend that meeting. The condo board also monitors the facebook group Phillips Lofts.
Condo contributions are contributions to the condo corporation made monthly by each owner.
Your condo contributions go towards maintaining the common areas of your project (i.e. cleaning, elevator, snow removal, utilities) and insurance for the exterior of the project in the event of mass destruction. A portion of your condo contributions also goes into a reserve (savings) fund for future improvements such as re-roofing, staining, painting, and parking lot repairs.
Every owner is obligated to pay his or her contributions in full every month. Interest is charged on all outstanding balances. Failure to pay will result in a caveat being registered against the title of your property at an additional charge to you, and your mortgage company will be contacted. Arrears in excess of three months could result in legal or foreclosure action.
Contributions should be paid by pre-authorized payments.
Sending a series of postdated cheques payable to your condo plan to our property manager is also an option. If so, ensure that your unit number is clearly indicated on the front of each cheque.
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|Interior window frame, door trim, & base
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If any common area maintenance problems should occur, such as elevator, garage door, heating, water lines, or broken windows, you can call our property manager. This also applies to heating and water line problems in your suite.
The humidity in your suite should be kept to a minimum of 20%. The months from November to April will usually be your problem months. A portable humidifier can be purchased to maintain the proper humidity in your suite. Humidity above 30% in the winter could be detrimental to the brick walls as the freezing and thawing of the moisture within the walls will expedite their decay.
The WEB Plus is a permanent electrostatic filter that is fully adjustable and comes with a 10-year warranty. It can be purchased at Home Depot.
Trying to keep these two items clean can be quite frustrating. A few owners have sanded the tops of these items with a power sander to roughen up the finish. This gives the surface more of a roughed look and is not, therefore, as susceptible to stains.
- Knock on the door and ask them to quiet down (optional).
- Make a noise complaint to the police, they are quick to act and can issue an automatic $180 fine.
- Report the incident to our property manager or the Board so they can keep a record of the problem areas.
Here, we must use common sense. Noise bylaws state that noise should be minimized between 10:00 p.m. through to 8:00 a.m. These are the hours that most complaints are made. In the summertime with open windows and balconies, please consider that sound carries outside and some people sleep with their windows open. Each of the stairwells runs along someone’s suite. It is amazing how loud it can be when tenants or guests run up and down stairwells. Please refrain from using stairwells between the hours of 10:00 p.m. and 8:00 a.m.; use the elevators instead.
You have exclusive use agreement to a parking stall(s) along with your unit. This stall(s) is for your sole and exclusive use, which you as an owner are responsible for maintaining.
Non-residents are not to be given permission to park in the residential parkade or parking lot. This area is restricted and limited to owners and tenants of the building. Parking is available in the five visitor parking stalls at the rear of the building or where city meters and public parking is allowed.
In this case, you are responsible to call a tow truck and have the vehicle removed.
All problems should be addressed in writing to the board or property manager. Your note should include a detailed outline of your problem, your name, unit number and project name, and a daytime phone number. Most requests and problems will be presented to the board for approval, and our property manager will contact you once a decision has been made. Emergencies will be dealt with on an “as required basis.” (For emergencies, call our property manager).
Contact our property manager to arrange to book the elevator 24 hours prior to the use (48 hours for weekend use). When picking up the elevator key, sign out is required. Be sure to use the wall protector pads in the elevator as well as being courteous and as quick as possible.
Renting or Selling
In the event that you do not occupy your unit, you continue to be responsible for the actions of your tenant. Before renting your unit you should carefully read your bylaws, ensuring that the property manager is fully apprised of your plans and prospective tenants and related information. Your tenant must comply with all of the bylaws as if they were an owner. Any deviation from the bylaws could result in a penalty to you as the owner. The condo corporation also reserves the right to evict your tenant with or without your knowledge on a thirty-day notice for non-compliance of the bylaws. The Condominium Property Act supercedes the Residential Tenancies Act in Alberta.
All owners must contact the board/property manager with respect to any address changes to ensure that correspondence regarding the condo project is being received. The condo corporation does not assume responsibility for trying to locate owners and will not assume liability for any important information that is not received because an owner does not make the appropriate address change.
Residents are able to view the front door security camera to identify people before letting them in. The security camera image may be viewed on: regular cable channel 117 or digital cable channel 717.
Once you have answered their intercom call, hit “9” on your phone pad to buzz your guest in.
Please report all thefts and vandalism to the Board through our property manager. This will help us to improve security. Please do not let strangers into the building. Kindly ask them to buzz the tenant they are visiting to ensure security of the building.
The 2nd, 3rd and 4th floors have metal z-bar (running north to south) between the ceiling drywall and the original wood ceiling. A stud finder will help you find where the z-bar is placed in the ceiling. Fastening to the z-bar will give you a much better hold than only using the ceiling’s drywall.
The cost to run this web site is $19.95 US per month. All labour and software is supplied by volunteers. Any advertising revenue will be used to offset this cost.
Yes, you should purchase what is called a condo homeowner’s policy. You are responsible for covering your personal belongings as well as any damage that may occur to the interior of your unit.
You are responsible for picking up after your pet and cleaning any possible mess the animal might make. While in the common areas your pet must be attended by someone. The Board reserves the right to have pets removed from the project if they are creating a noise disturbance or nuisance to other occupants.
Please remember to clean up after your pets. Pet owners owners are asked to clean the area underneath the back steps. The back steps are not an appropriate area for pets to relieve themselves. Please walk your pet to a park area such as that down the street.
You own the interior of your unit. You also own a “share” of the common areas.
Your balcony is condo property, which is to say all of the owners, as a group own the grounds. You, however, have exclusive use to the balcony that your unit may access. You are responsible for keeping your exclusive use area clean and tidy of garbage and debris.
No use of the common roof deck is allowed after 11:00 p.m. People continue to walk on the roof surface which has already caused damage. Please stay on the designated area only. Due to fire code and insurance regulations, no barbeques are allowed on the common deck unless you bring it up with you and take it down after each use. All BBQ’s must be gas or propane. No briquet BBQ’s are allowed.
Your balcony should always be neat. Your parking stall should be free of oil stains. In accordance with fire regulations, shoes, mats, or bicycles are not allowed in the hallway or outside of your unit.