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Enfield News - November Issue
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What is the Declaration?
As described by the Condominium Authority of Ontario (CAO), the Corporation’s Declaration is the ‘foundational document of the corporation and includes … the proportion which each unit owner contributes to common expenses and the repair and maintenance responsibilities of owners vs. the condo corporation.’ It is the skeletal structure from which decisions are made, based on the original description of the building.
The Declaration is made up of:
● The proportions, expressed in percentages, of the common interests allocated to each unit;
● How much each unit will pay for common expenses, expressed as a percentage;
● Which parts of the building will be exclusive use common elements, which are often things such as balconies;
● The responsibilities of owners and the condo corporation to repair and maintain the units and common elements.
When prepping for a new fiscal year’s budget, your common element fees are calculated using the below formula:
Total Common Element Fees required (Budget) x % interest (from Schedule “D”) ÷ 100 ÷ 12
It is important to understand that the type of condominium property you live in will have an impact on how much you are paying. A ‘Common Element’ corporation unit owner may pay less in fees, simply because the extent of responsibility for the unit owner property is far greater than that of a standard condominium corporation. In a common element condominium, the unit owner is responsible for everything within their Parcel of Tied Land (known as a POTL), and only pay a proportionate share towards the common elements, which in common element condos may just be a shared roadway, street lighting, and landscaping of any common areas.
While the fiscal years for condominiums are staggered throughout the year, many condos have a year-end of December 31st. This is a time for Property Managers and Boards to review and assess their budgeting practices over the previous year, and allot new amounts for the various accounts and categories which make up the budget. The results of the budget are prepared and sent by mail or email to each owner, together with the revised common element fee for the upcoming year.
Except in exceptional circumstances, the amount of the monthly common element fee will increase every year to negotiate unavoidable escalations in operating costs. The last couple of years have been exceptional in terms of forecasting. With more people working from home, utility consumption significantly increased. Since the pandemic and stay-at-home order could not have been predicted, many condominiums will have seen a significant shortfall in their budgeting for these categories in particular.
You can reduce your water bill up to 10 percent by fixing simple leaks such as worn toilet flappers, dripping faucets, and other leaking valves.* *Source: EPA Watersense
Water leaks in toilets can be subtle yet very expensive. In fact, the City of Hamilton reports that ‘A small, more common toilet leak can waste up to 547 litres per day, equaling 200,000 litres a year. This adds up to an extra $55 on your monthly water bill. A constantly running toilet can leak 3.78 litres of water per minute, which adds up to 5,450 litres per day and almost 163,500 litres in just 30 days. Not only is that a lot of water, it can add up to an extra $526 on your monthly water bill based on 2019 rates.’
That’s a lot of money down the drain! But the good news is that it’s relatively easy to fix. Toilets are the biggest water usage items in our homes — according to Environment Canada ‘toilets account for 30% of all indoor water use in a typical residence.’ If you notice the water tank taking a long time to fill, or you hear that annoying running water sound, don’t wait to fix it — save money by dealing with it now.
The most common issue found in toilets is the flapper valve, which erodes over time and creates a broken seal.
The City of Hamilton provides the following recommendation for checking toilets for leaks:
Step 1: Check for float arm problems
To check if the overflow tube and float ball are working properly, first remove the toilet lid from the tank. Flush the toilet, listen and watch the tank mechanism. You should hear the water stop running. If it doesn’t, check the water level to see if it is above the overflow tube. If it is, gently adjust the float arm down and flush again.
Step 2: Check for holes
A pinhole opening in the overflow tube could produce an invisible leak. Check for this by shining a flashlight down the overflow pipe. If you see running water, you have a leak that can be repaired by replacing the overflow tube.
Step 3: Check the chain
If you have to jiggle the handle to stop the toilet from running, it may be a misaligned flapper, a loose handle or an incorrect length of chain. Clean and adjust the chain to ensure it’s not too long or short. Tighten the nut that holds the toilet handle to the tank. If that doesn’t work, the handle may have to be replaced.
Step 4: Check the flapper valve problems
Add a few drops of food colouring, toilet dye strips, or tablets into the toilet tank and check back in 20 minutes. If a leak exists, the bowl will have dye-coloured water. To fix this silent leak the flapper valve should be replaced, cleaned or realigned.
If your home was built before 1994, you may want to invest in a new toilet since older models can use up to five times more water than newer, more energy-efficient models. When purchasing a new toilet, look for the WaterSense® logo. This is proof that the product has been tested and found to be ‘at least 20% more water-efficient than average products in that category.’
Preventing Winter Freeze
As temperatures plummet (and sadly, they plummet fast!) we can take some simple steps to protect our homes from freezing water pipes. For owners of townhomes, it is common for each unit to have an exterior faucet. Once the leaves start to fall from trees and watering lawns is no longer needed, all residents should disconnect any hoses or splitters from the faucet and locate the shut-off valve for the exterior tap.
1. Begin by removing the hose and/or splitter from your outside faucet(s).
2. Locate your water shut-off valve(s) which are typically in the basement. Sometimes each outdoor faucet or spigot can be connected to its own water shut-off valve.
3. Close the water shut-off valve. This is usually done by rotating the handle to the right or in a clockwise direction. Make sure the handle is turned until it cannot turn any further.
4. Go to the faucet or hose bib outside and open it to let out the remaining water. Leave it open for about a minute to be sure.
5. Now that the water between the water shut-off valve and the faucet/hose bib is drained, close the faucet or hose bib. Source: plumbwize.ca
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Enfield News
November Issue
Declaration
For those of you new to living in a condominium community, it can be difficult to understand how your monthly common element fee is determined, and what costs are covered.
A condominium unit is different from a traditional house — you, as the owner, own your unit — but you are also part of a shared ownership of the common elements for which each unit owner pays a proportionate share. For instance, if you live in a high-rise and have access to a swimming pool but don’t go swimming, you are still responsible for paying your proportionate share of the swimming pool. The Declaration and by-laws for your condominium — the documents which govern how the property operates — play a vital role in determining repair and maintenance responsibilities, and how much your unit’s proportionate share is.
What is the Declaration?
As described by the Condominium Authority of Ontario (CAO), the Corporation’s Declaration is the ‘foundational document of the corporation and includes … the proportion which each unit owner contributes to common expenses and the repair and maintenance responsibilities of owners vs. the condo corporation.’ It is the skeletal structure from which decisions are made, based on the original description of the building.
The Declaration is made up of:
● The proportions, expressed in percentages, of the common interests allocated to each unit;
● How much each unit will pay for common expenses, expressed as a percentage;
● Which parts of the building will be exclusive use common elements, which are often things such as balconies;
● The responsibilities of owners and the condo corporation to repair and maintain the units and common elements.
Common Fees
How are my common element fees calculated?
Contrary to what many people think, the amount of fees you pay each month is not necessarily determined by the floorplan size of your unit. To understand how your common element fee is calculated, you need to refer to the ‘Schedule “D” Proportionate Percentages,’ of your Corporation’s Declaration. If you own a deeded locker unit or parking space within the condominium, the percentages for these will also be included in your common element fee. When prepping for a new fiscal year’s budget, your common element fees are calculated using the below formula:
Total Common Element Fees required (Budget) x % interest (from Schedule “D”) ÷ 100 ÷ 12
It is important to understand that the type of condominium property you live in will have an impact on how much you are paying. A ‘Common Element’ corporation unit owner may pay less in fees, simply because the extent of responsibility for the unit owner property is far greater than that of a standard condominium corporation. In a common element condominium, the unit owner is responsible for everything within their Parcel of Tied Land (known as a POTL), and only pay a proportionate share towards the common elements, which in common element condos may just be a shared roadway, street lighting, and landscaping of any common areas.
While the fiscal years for condominiums are staggered throughout the year, many condos have a year-end of December 31st. This is a time for Property Managers and Boards to review and assess their budgeting practices over the previous year, and allot new amounts for the various accounts and categories which make up the budget. The results of the budget are prepared and sent by mail or email to each owner, together with the revised common element fee for the upcoming year.
Except in exceptional circumstances, the amount of the monthly common element fee will increase every year to negotiate unavoidable escalations in operating costs. The last couple of years have been exceptional in terms of forecasting. With more people working from home, utility consumption significantly increased. Since the pandemic and stay-at-home order could not have been predicted, many condominiums will have seen a significant shortfall in their budgeting for these categories in particular.
Leaky Toilet
Ways to Save
Ways to Save
A Little Leak is a Lot of Dollars
Does your toilet seem to take forever to refill? Do you hear water running even after the toilet hasn’t been flushed in a while? You can reduce your water bill up to 10 percent by fixing simple leaks such as worn toilet flappers, dripping faucets, and other leaking valves.* *Source: EPA Watersense
Water leaks in toilets can be subtle yet very expensive. In fact, the City of Hamilton reports that ‘A small, more common toilet leak can waste up to 547 litres per day, equaling 200,000 litres a year. This adds up to an extra $55 on your monthly water bill. A constantly running toilet can leak 3.78 litres of water per minute, which adds up to 5,450 litres per day and almost 163,500 litres in just 30 days. Not only is that a lot of water, it can add up to an extra $526 on your monthly water bill based on 2019 rates.’
That’s a lot of money down the drain! But the good news is that it’s relatively easy to fix. Toilets are the biggest water usage items in our homes — according to Environment Canada ‘toilets account for 30% of all indoor water use in a typical residence.’ If you notice the water tank taking a long time to fill, or you hear that annoying running water sound, don’t wait to fix it — save money by dealing with it now.
The most common issue found in toilets is the flapper valve, which erodes over time and creates a broken seal.
The City of Hamilton provides the following recommendation for checking toilets for leaks:
EASY LEAKY TOILET FIXES:
If you find a leak, there is an easy way to determine which part is the problem. Draw a line on the tank at the water level and turn off the water supply to the toilet. Wait 30 minutes and then check the tank. If the water level stays the same, the leak is from the float rod and overflow tube. If the water level drops below the line, the problem is from the flapper.
Step 1: Check for float arm problems
To check if the overflow tube and float ball are working properly, first remove the toilet lid from the tank. Flush the toilet, listen and watch the tank mechanism. You should hear the water stop running. If it doesn’t, check the water level to see if it is above the overflow tube. If it is, gently adjust the float arm down and flush again.
Step 2: Check for holes
A pinhole opening in the overflow tube could produce an invisible leak. Check for this by shining a flashlight down the overflow pipe. If you see running water, you have a leak that can be repaired by replacing the overflow tube.
Step 3: Check the chain
If you have to jiggle the handle to stop the toilet from running, it may be a misaligned flapper, a loose handle or an incorrect length of chain. Clean and adjust the chain to ensure it’s not too long or short. Tighten the nut that holds the toilet handle to the tank. If that doesn’t work, the handle may have to be replaced.
Step 4: Check the flapper valve problems
Add a few drops of food colouring, toilet dye strips, or tablets into the toilet tank and check back in 20 minutes. If a leak exists, the bowl will have dye-coloured water. To fix this silent leak the flapper valve should be replaced, cleaned or realigned.
If your home was built before 1994, you may want to invest in a new toilet since older models can use up to five times more water than newer, more energy-efficient models. When purchasing a new toilet, look for the WaterSense® logo. This is proof that the product has been tested and found to be ‘at least 20% more water-efficient than average products in that category.’
Preventing Winter Freeze
As temperatures plummet (and sadly, they plummet fast!) we can take some simple steps to protect our homes from freezing water pipes. For owners of townhomes, it is common for each unit to have an exterior faucet. Once the leaves start to fall from trees and watering lawns is no longer needed, all residents should disconnect any hoses or splitters from the faucet and locate the shut-off valve for the exterior tap.
1. Begin by removing the hose and/or splitter from your outside faucet(s).
2. Locate your water shut-off valve(s) which are typically in the basement. Sometimes each outdoor faucet or spigot can be connected to its own water shut-off valve.
3. Close the water shut-off valve. This is usually done by rotating the handle to the right or in a clockwise direction. Make sure the handle is turned until it cannot turn any further.
4. Go to the faucet or hose bib outside and open it to let out the remaining water. Leave it open for about a minute to be sure.
5. Now that the water between the water shut-off valve and the faucet/hose bib is drained, close the faucet or hose bib. Source: plumbwize.ca
Exterior faucets are especially prone to freezing as they are unprotected from the elements and can freeze within six hours if water is left inside on a freezing cold day. Burst pipes are a large, expensive item to repair so make sure you take care of this annual maintenance requirement.
If you have any questions about finding the shut-off valve, please call your Property Manager.
To prevent pipes from freezing inside your home a minimum room temperature of 12oC (55oF) should be maintained where the water services enter your home — even when you are away on vacation.
Just as in a biological family, the structure of the community is designed to maintain the well-being of each member and a harmonious society. Within that comes boundary-setting, guidance and information giving.
The Enfield Group Inc. wish to advise that until further notice, all meetings (Board, Owner, Contractor) are to be held virtually without person-to-person contact. There will be no in-person meetings at the sites or at The Enfield Group office. Additionally, since the Government requirements are for all employees to work from home as much as possible, our in-office staff is kept to a minimum number of employees, and on-site hours at our properties have been halted until restrictions are lifted. The Enfield Group Inc. requires all employees to be fully vaccinated. A recently published article from Rod Escayola (Lawyer) on CondoAdviser.ca deals with the new regulations and advises the use of QR code posters at entrances to the buildings as useful screening measures for those arriving onsite. CondoAdviser.ca notes the most prominent changes below: Overview of changes • Social gathering and organized public events must be limited to: • 5 people indoors • 10 people outdoors • Indoor sports and recreational fitness amenities (ie. gyms and pools etc.) must be closed. • Indoor recreational amenities must be closed. • Short-term rentals are now limited to people in need of housing. • Employees must work remotely unless the nature of their work requires them to be on site. • The rest of the measures already in place under Step 3 continue to apply with little changes. These measures will be effective on January 5, 2022 and are expected to be in place for at least 21 days (or January 26, 2022). Read the full article here: http://condoadviser.ca/2022/01/condo-land-returns-to-modified-step-2/condo-law-blog-Ontario .
A luncheon was held at the Lord Byron Steak & Seafood House in Waterdown on Wednesday to celebrate Lyn Kendall’s retirement. Lyn has been a dedicated team member of The Enfield Group Inc. for just shy of 25 years, having contributed to the success of the property management team since 1997, when The Enfield Group acquired The Lounsbury Group. During her time with Enfield, she has worked with three generations of the Fraleigh family and knows the business inside and out.
Featured in the November issue of Enfield News: Declaration, Common Fees, Leaky Toilet, Winter Freeze
Things to think about before the Frost is ON the Pumpkin 🎃
Change Your Furnace/ Air Handler Filters
Shut off your Outside Water Line and Open the Outside Tap - to prevent it from freezing and avoid costly spring repairs
Start switching your wardrobes from summer to fall
Start booking your Winter Tire Changeover, find your snow ⛄️ brush and top up your Windshield Washer Fluid
Get your Ice Melting products early before the stores are sold out
Dig out your snow ⛄️ shovels and or tune up your Snowblower if applicable
On September 22, 2021, The Human Rights Commission announced their stance on mandatory vaccination and the Government of Ontario is still maintaining and requiring full mask wearing in public spaces.
The Enfield Group implements both of these policies whole heartedly for the health and safety of our team and their respective families. In addition, we trust that our clients and contractors also adhere to these government policies during the fourth wave of this pandemic. As a result of the Ontario Human Rights Commission declaration regarding mandatory vaccinations and the Government of Ontario masking policy, The Enfield Group and its entire team and affiliates observe the requirements in support of these policies.
We wish you a wonderful, safe
Happy Holiday Season
and prosperous and healthy New Year!
This holiday season we have decided to donate to the CMHA Hamilton Branch Street Team
(cmhahamilton.ca) who are helping to transition the homeless into safe housing.
#justonehourhamont
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