Message From The President
March 12, 2010 by Howard Olsen · Comments Off
LMS 3170 – Message From President
2009/2010 was a remarkable year for our strata corporation with several milestones and achievements we can all be proud of. Some of the highlights for the year include the following:
- Upgrade of The Security System – This year we upgraded the computers and all the software that controls our video and access control systems. The net result was a more secure building and user friendly database which allows us faster response times on user requests.
- Strata Website Goes Live – Our new web presence at www.soloduotreo.com went live enabling us to streamline communications and increasing the access to information for owners, residents and stakeholders. It also helped save on admin costs and assisted us in going green as all of our minutes and notices (except SGMs and AGMs) are now posted on line and we no longer print them.
- Full-Time Care Taker Hired – This year we terminated our building cleaning contract and hired a full time non-resident caretaker. This provided us with 7 day a week cleaning and gave us much better responsiveness on maintenance issues like move in / move out requests, changing of light bulbs, and sanitation of the refuse areas. Since Kevin Costea and his team at Cordial Building Services took over maintenance of our strata lot we’ve had a far cleaner and more presentable property.
- Exterior Maintenance Project Completed – This year we completed the exterior maintenance project. What began 36 month three phased program at a one million dollar budget, was completed this summer for a final price tag of just Four Hundred Thousand, saving us over Six Hundred Thousand Dollars. To accomplish this we used funding from the first phase of three approved special levies of $333K each and took $116,000 from the Contingency Reserve Fund (CRF), thus eliminating the need for the other two special levies of $660,000. We still need to pass a special levy to replace the $116,000 we borrowed from the CRF but this will be a one time levy for a much lesser amount than what was originally budgeted and approved. The bottom line is this: we were able to fix deficiencies in our aging envelope and proactively protect ourselves for another 10 years in record time and significantly under budget. The strata council wishes to thank all of our residents for their cooperation and Bunny Porteous & VCS for helping us oversee this program.
Looking forward to 2010 / 2011
We have made great strides in securing and maintaining our mutual investment and have been able to do so with no strata fees increase for the last two years. But with the introduction of the HST this year we will see an increase in our cost on virtually every line item in our budget of 7%. Since the HST comes into effect July 1st, we are budgeting a Strata Fee increase of 4% and a further 3% next year to offset the increased expenses created by the HST. In 2008, we replaced the carpet in Solo and Duo and continued the carpet fund for Treo which is 3 years younger than Solo. Look for new carpet in Treo within the next 12 months. And finally we continue to build a Roofing fund. The Buildings are at the 10 year mark and we have been advised to anticipate the life expectancy of our roof for another 3 to 5 years. This fund allows us to be prepared for the eventual replacement without having to call a special levy.
Sincerely,
Howard Olsen & Marc Prefontaine
HRTC Tax Credit
March 10, 2010 by Howard Olsen · Comments Off
Please find enclosed the Home Renovation Tax Credit (HRTC) Schedule. If you are eligible for
the HRTC with respect to your unit and have not otherwise satisfied the requirements, this.
schedule may be included when filing your 2009 tax return with the Canada Revenue Agency
(CRA) by the end of April 2010.
Certificate of Substantial Completion
January 19, 2010 by Howard Olsen · Comments Off
Thank you residents for your support, patience and cooperation throughout our Exterior Maintenance Project. This was a huge success. We finished the project 2.5 years early and at a savings of $600,000 from the original quote. The council would like to thank Bunny Porteous and VCS for helping negotiate and oversee this project. This is just another example of our proactivity in protecting our mutual investment.
Spratt Emanuel Engineering Ltd. (SEE) has now deemed the above-mentioned project as being “Substantially Complete” as of 20 October 2009. Attached is the Notice of Certificate of Substantial Completion.
Certificate of Substantial Completion PDF
Important Exterior Project – Update 4
September 27, 2009 by Howard Olsen · Comments Off
Project Update – September 27th
SOLO:
- North elevation: complete. (We will return for extra work around ceiling vents as per discussion, as it’s not weather dependent.)
- East elevation: complete
- West elevation: complete
- South elevation: complete by end of September. (We will return for extra work around ceiling vents as per discussion, as it’s not weather dependent.)
DUO:
- East elevation: complete
- North elevation: complete
- South elevation: complete
- West elevation: complete by end of September
TREO:
- Start September 30
- Complete by approx October 15.
- Occupants will be notified when we will be working in their area
Exterior Maintainance Envelope Review
September 5, 2009 by Howard Olsen · Comments Off
Executive Summary:
The complex, which is made up of the Solo, Duo and Treo buildings, is approximately 10 years old. The Solo building is non-combustible cast-in-place concrete construction while the Duo and Treo are both combustible wood frame structures. All three buildings share a common 3-level underground parkade, with 2 access ramps. The claddings of the
three buildings are made up of a combination of brick, stucco, and metal panels. The Solo building also incorporates Exterior Insulated Finish System (EIFS) panels. All cladding assemblies, other than the EIFS, utilize rainscreen technology, although the detailing of these assemblies varies somewhat from loday’s Best Practices.
In summary, the condition of the Solo, Duo and Treo buildings and underlying parkade is generally good. There is however aggressive maintenance required at the balconies of the Duo, and Treo buildings, to ensure the longevity of the balcony structures, along with minor maintenance issues, which have been identified within the body of this report. The findings for each building is as follows:
- Part 1 of 6 – Solo Duo and Treo PDF
- Part 2 of 6 – Solo Duo and Treo PDF
- Part 3 of 6 – Solo Duo and Treo PDF
- Part 4 of 6 – Solo Duo and Treo PDF
- Part 5 of 6 – Solo Duo and Treo PDF
- Part 6 of 6 – Solo Duo and Treo PDF
Important Exterior Project – Update 3
September 5, 2009 by Howard Olsen · Comments Off
Project Update – September 4th
SOLO:
- North Elevation:
- All work complete September 2nd
- We should be able to return to do anyextra work on the dryer vents without people having to clear their balconies. - East Elevation:
- Complete - West Elevation:
- Complete - South Elevation:
-Commencing south elevation work on September 2nd, to complete by end of September.
DUO:
- East Elevation:
- Complete except membrane on balcony decks \have a go-ahead). - North Elevation:
- Painting mainly complete
- clear sealer mainly complete; wooden beamrestoration complete
- deck membrane and window cleaning remaining - South Elevation: Expected to commence the week of September 7th but occupants willreceive notices regarding specific start date.
- West Elevation: Occupants will receive notices regarding specific start dates.
- Duo to bemainly complete by September 21 st.
TREO:
- Start approximately September 21 st; complete early October.
- Occupants will be notified of specific start dates.
Exterior Maintenance Projuct Update Sept 2 2009 PDF
Important Exterior Project – Update 2
August 7, 2009 by Howard Olsen · 2 Comments
Our best tentative schedule at the moment for the work scheduled is as follows:
On the Solo building, we will probably still be on the north side of the building for 3-4 weeks, and on the south side of the building for approximately 3-4 weeks after that.
On the Duo building, we are underway, and are probably 4-5 weeks on that building.
We will start the Treo building as we are wrapping up the Duo building, and it will probably be commenced in 4-5 weeks time.
All of this is weather dependent, and is a tentative schedule at the best. We will always be giving owners advance notice of when we need to have balconies cleared, etc. I attach for you a copy of the notice that we drop off to the owners.
Please call me if you have any questions or comments.
Regards,
Maurice F. Hulscher
President, Alumni Restorations Ltd.
Important Exterior Project – Update 1
July 9, 2009 by Howard Olsen · 2 Comments
IMPORTANT NOTICE TO RESIDENTS SOLO, DUO, TREO – EXTERIOR MAINTENANCE PROJECT
ALUMNI Painting is scheduled to begin the exterior maintenance project Monday, July 13th
The contractors will be using a bosun chair and swing stage to complete the work starting on the east side and northeast side moving anti-clockwise around the Solo Building
Schedule:
- Solo Building – July 13 (6-8 weeks)
- Duo Building – September (4 weeks)
- Treo Building – October (4 weeks)
The project is weather permitting (dates may vary). Lets hope for sunshine and calm winds!!! Scope of work to be completed is power washing of the building, sealant, caulking and balcony floor painting (sealant). Residents will be notified one week in advance to remove ALL items from their balconies.
Propane tanks from BBQs must be stored in the bike room PI (between Solo and Duo) and not left in units. Items not removed from balconies will be discarded at the owner’s cost. Please ensure windows and patio doors are CLOSED during the day. The strata corporation or Alumni Painting will not be responsible for damages incurred from open windows or items not removed from balconies.
Alumni and VCS appreciate your cooperation and apologize for any inconvenience during the project. Residents will be updated as required. Residents with concerns/questions should contact Alumni Painting at 604·983·2512.
