CCC #277 What Owners & Residents Need to Know The Basics

CCC #277
What Owners & Residents Need to Know ─
The Basics
This handbook is designed to:
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Provide those who already live 710 Coronation Park with a convenient summary of
information previously circulated in various forms; and
Give new residents ready access to important information about their new environment.
This Handbook is not intended to replace the official Rules and Regulations and
in areas where there may be conflict between the two, the Rules and Regulations
will always take precedence.
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What Owners & Residents Need to Know ─ The Basics
The Common Wealth
A well-run condominium plans for the future, spends the owners' funds wisely,
ensures the property is well-maintained so that our quality of life and property
values are sustained, and makes rules and policies that are sensible for common
living and ownership. But we can't put down in rules and policies everything that
makes for a successful condominium. We do encourage you to keep The Golden
Rule of Condo Living in mind!
The style and personality of Coronation Park provides a harmonious
living environment. It can continue only if we collectively strive to maintain our
homes and conduct our day-to-day activities in a manner respectful of each
other. It’s a balance: treat the entire condominium property as part of the house
that you own, yet respect your neighbours and their privacy.
Over the years, Coronation Park has been a good place to buy, a good place to
own, and a good place to live. Let’s keep it that way.
Condo Living
Everybody Owns
Condominium living is a different type of home ownership. Much of what we
own, we own in common. We own our own units, of course, but collectively we
own the grounds, the trees, the roads, even the sewer system
beneath. Collectively, these are "the common elements". Everything that
improves or maintains these common features goes to improving or maintaining
our quality of life and our property values. Everything that diminishes these
common features diminishes our quality of life and our property values.
Repairs and Maintenance Are Done For Us
One of the important aspects of condo life is that we hire contractors to do the
external maintenance for us, paid for through our monthly condo fees. You don't
have to paint or to cut the grass. If your roof needs repair, you don't worry about
hiring someone to do that. As long as the condominium is well-managed and we
get good value for our money, we are relieved of much of the worry and work
of owning a home.
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What Owners & Residents Need to Know ─ The Basics
Every Owner Has a Role to Play
A condominium is a democracy. Each owner has an equal say in how things are
run. The main vehicle for exercising your rights as an owner is the Annual
General Meeting, usually held in late Spring. At that meeting, the owners elect
Directors from among the owners. These Directors run the Condominium on
behalf of the owners during the following year within the limits of provincial law
and the Condominium's Declaration, by-laws, and rules. As well, the owners
approve the audited financial statements of the Condominium for the past year
and appoint the auditors for the upcoming year at the Annual General Meeting.
Throughout the year, every owner has the right to raise issues or propose changes
with the Board of Directors, through the Property Manager. You also have the
right to a prompt reply to the inquiry.
Every Owner Is Affected by Decisions
When you elect a Board of Directors, the Board has the right and duty under
provincial law to make numerous consequential decisions. The Board sets the
Condominium's annual budget and the fees that owners pay. The Board can
make rules and policies about virtually any aspect of the common
element: parking; what air conditioning units can be installed; external changes
to the units, including the backyards; what trees will be planted or cut down; and
many other things that affect you. And they do affect you, because when you
move into a condominium unit -- whether as an owner or a tenant, it makes no
difference -- you make a legal undertaking under provincial law to abide by the
by-laws and rules of the Condominium. And the Board of Directors, acting on
behalf of all owners, has the legal power to enforce the by-laws and the rules.
The Golden Rule
Living in a Condominium requires give and take with your fellow residents.
In order to maintain a certain quality of life, and through various means, the
owners have established rules that set out what changes are allowable at
Coronation Park and that also ensure safety and security for all residents. These
rules allow significant leeway for an individual owner to enjoy their own lifestyle
at Coronation Park. Nevertheless, there are some changes or activities that are
not permitted or that are subject to specific conditions.
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What Owners & Residents Need to Know ─ The Basics
Before making any changes to the exterior of your unit, including
your "exclusive use" portion of the common element, or significant
changes to the interior of your unit, we strongly encourage you always
to check first with the Property Manager, who will be able to give you
a quick answer. In some cases, your request may be referred to the
Board of Directors for its consideration. Either way, our goal is to
answer your request promptly.
"An ounce of prevention is worth a pound of cure"
Owner Responsibilities
The legalities of ownership in a Condominium can seem complex, especially
when you peruse the Condominium Act, the Declaration, the Bylaws, and the
Rules. Most owners want a good idea of what they're responsible for themselves,
and what the condominium is responsible for taking care of. This section is a
layperson’s description, but the legal documents take precedence.
In general, the owner is responsible for maintaining everything inside the unit
boundaries defined as:
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Above the upper surface of the poured concrete basement floor
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Below the upper surface of the drywall ceiling on the second floor
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Within the interior surface of the poured concrete wall in the basement
and the inside line and face of the 2” x 4” studs forming exterior walls and
the interior face of the concrete block wall dividing units from other units
on the first and second floors
Yes, that’s the layperson’s version. For specifics, see the Maintenance section
Even with this, unit owners can make limited modifications within the unit, but
major modifications and structural changes require approval of the Board. If you
do anything that results in costs to the Condominium Corporation, or that might
reduce the value of the Condominium or another unit (like removing a loadbearing wall), the Condominium Corporation can insist that you repair the
damage and restore the unit to its original form. The Condominium Corporation
can also repair the damage itself and require that you pay the expenses.
Remember!
If you are contemplating major changes inside your unit, you place
yourself at risk if you do not seek Board approval in writing
beforehand. If there are objections, find out before rather than
afterwards.
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What Owners & Residents Need to Know ─ The Basics
The Condominium Corporation is responsible for all repairs and maintenance to
the outside of your unit, things like fences, painting, roofs, and the exterior doors
(but not the garage door). Groundskeepers maintain all the grounds around our
units, including the backyard and front garden. Because the Condominium
Corporation maintains everything outside, you should not change anything
outside without approval.
Changes to the Backyard: Your backyard is part of the common element but is
reserved for your exclusive use. Flowers, bushes, or trees that you put into the
backyard are your responsibility to maintain…and you must maintain them, or
remove them and restore the backyard to its original state. You cannot change
the surface grade or alter the run-off. You may put in a deck or patio, but you
must submit a design in writing to the Board for approval. If the deck or patio
must be removed to make repairs or to your unit, you must pay for that.
Changes to the Front Garden: Many owners also decide to remove the original
shrubbery in the front garden and replace them with other flowers, bushes, or
trees. Again, you must apply in writing to the Board for approval to remove the
original shrubbery and whatever you wish to put in its place. You must maintain
what you put in its place, or remove it and restore the front garden to its original
state.
Remember!
Any time that you want to put money or effort into changes to the
backyard or front garden, first check in writing with the Board to
obtain approval.
The Board rarely refuses reasonable requests for changes because most changes
improve the appearance of a unit…as long as you maintain them.
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What Owners & Residents Need to Know ─ The Basics
Architectural Modifications
This section consists of policies, passed by the Board of Directors, concerning
additions and alterations that affect the entire Condominium, including a list of
which modifications require approval of the Board of Directors before
installation and how to make requests for modifications.
These policies were struck to ensure soundness of existing and future structures.
Unit Owner Liability
Any additions, modifications or alterations made by a unit Owner must:
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have prior written consent of the Board or Property Manager
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be maintained in good state of repair at this Owner’s own cost
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not endanger safety or health
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be so constructed that there are neither impediments nor obstructions to
the normal maintenance requirements for which the Corporation is
responsible
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not affect the Corporation’s insurance policy.
In accordance with the Condominium Act and the Condominium Declaration,
unit Owners are held responsible for all costs arising from any action or lack of
action that may be taken in regard to architectural modifications to that unit.
Should any costs arise from any authorized or unauthorized additions,
modifications or alterations to the common elements, by anyone other than the
Corporation, that unit Owner shall be responsible for the costs to repair the unit
to its original condition.
Failure to observe the above will result in the Corporation billing the unit Owner
directly for such costs as required to correct the unacceptable situation.
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What Owners & Residents Need to Know ─ The Basics
Items Requiring Condo Board's APPROVAL BEFORE Installation
For all the following items, a written request for approval, with a plan
and drawings, must be submitted before installation. Failure to do so may
result in the alteration being removed at your expense.
All items listed in By-Law No. 8, By-Law No. 10, and By-Law No. 11 require prior
approval:
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
Decks, including handrail enclosure with gate, in exclusive-use rear yards
Interlocking patio stones in exclusive-use rear yards
Central air conditioners in exclusive-use rear yards (see also Rules)
Mail boxes
Mail slot in garage wall
Front and rear yard landscaping and gardens (modifications)
Window inserts in front entrance doors
Replacement front entrance doors (see also Rules)
Replacement front entrance door handles
Front entrance screen doors
Openings through an exterior front or rear wall to facilitate the installation
of:
a. a furnace
b. a water heater
c. a dehumidifier
d. a natural gas household appliance such as a washer, dryer , refrigerator,
or stove
e. a natural gas fireplace
f. a backyard water faucet (end unit only)
g. a fan for a basement bathroom
12. Openings in the exterior sidewalls of Units 58 (for a furnace) and 59 (for a
dehumidifier) that existed as of October 30, 2012. No other openings in any
exterior sidewalls are permitted.
Insulation
All installations must be done by a professional installer.
Attic ventilation is the responsibility of the Corporation and must not be blocked
as this could cause severe problems with condensation build-up.
Fireplaces
In addition to the originally installed wood-burning fireplace, only ULC
(Underwriters Laboratories of Canada) zero clearance fireplaces, for which the
City also grants approval, can be installed.
Gas inserts to existing fireplaces may be installed. Openings through an exterior
front or rear wall to facilitate the installation of a gas insert require Board
approval (see above).
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What Owners & Residents Need to Know ─ The Basics
Exterior Hot Tub
Applicable permits from the City of Ottawa must be obtained. Exterior Hot Tubs
must conform to City bylaws.
Patio or Deck
Patios or Decks must not be attached to any common element (fences or exterior
of buildings).
Patios or decks must be removed at the owner’s expense if maintenance is to be
done to any common element that the structure might block.
Common element fences cannot be painted or stained to match a deck.
Flower garden
Additional plants must compliment existing vegetation in type and scale and the
garden must be maintained.
Pre-Approved Items with Specified Limitations
The following items have been given general approval. If equipment
or accessories that were originally installed are changed or if new items are
installed, the unit Owner is responsible for the maintenance of the new or
replacement item(s):
Flower boxes
Flower boxes may not be attached to the exterior of the unit at any time.
Installation shall not damage the common elements. Any damage is the
responsibility of the Owner to repair.
Hanging plants
Hanging plants are permitted provided that they are not permanent fixtures and
are removed and stored each autumn. Installation must not damage the common
elements. Any damage is the responsibility of the Owner to repair.
No climbing plants are permitted on fences or unit walls, with the exception of
those plants that are grown on a trellis.
Requests for Modifications
All requests for modifications must be submitted, in writing, to the Property
Manager on the attached form. Plans and specifications must be included.
Acknowledgement can normally be expected within two weeks, except in the case
where a review by the Board is required, in which case a reply may take up to four
weeks. (Such requests are tabled at the next scheduled Board meeting.)
No work may be undertaken until specific written confirmation of approval has
been received by the owner from the Property Manager.
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What Owners & Residents Need to Know ─ The Basics
Acknowledgement Respecting Modification to Common Elements
CCC277
TO:
CARLETON CONDOMINIUM CORPORATION NO. 277
("the Corporation")
FROM:
(please print name(s))
("the Owner")
WHEREAS:
1.
The Owner is the registered owner of Unit_____, Level l, Carleton Condominium Plan No.277.
2.
Please choose one of the following [delete all that do not apply]:
3.
The Owner is not a spouse.
4.
The Owners are spouses of one another.
5.
The Owner is a spouse. The person consenting below is the Owner's spouse.
6.
The Owner wishes to carry out the following modification to the common elements:
7.
_________________________________________________________________________
(please print)
8.
9.
("the Modification")
The Modification is item number(s) _____ in Article III of By-Law No. 8 of the Corporation.
(If appropriate, add:) Additional detail respecting the modification is contained in the drawings and/or specifications attached
as Appendix "1".
NOW THEREFORE:
The Owner acknowledges that the Owner is bound by all of the terms and conditions listed in Article IV of the
Corporation's By-Law No. 8 and that the said terms and conditions constitute an agreement between the Corporation and the Owner as
stated in that By-law. The Owner also agrees to comply with all other By-Laws and Rules of the Corporation that apply to the
Modification.
DATE: _________________________________
CARLETON CONDOMINIUM CORPORATION NO. 277
Per: _______________________________________________
Name: _____________________________________________
Title: ______________________________________________
Per: _______________________________________________
Name: _____________________________________________
Title: ______________________________________________
I/We have authority to bind the Corporation
_________________________________
_________________________________
Witness
Owner
_________________________________
_________________________________
Witness
Owner
_________________________________
_________________________________
Witness
Spouse (where required)
Send to:
Condominium Management Group
Suite 200 – 335 Catherine Street, Ottawa, K1R 5T4
Tel. 613.237.9519 x300 / Fax 613.237.3533
mbrown@condogroup.ca
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What Owners & Residents Need to Know ─ The Basics
Maintenance
The Condominium Corporation is responsible for the maintenance and repair of
common elements including backyards and front gardens not altered by the
occupant.
In all instances, please take the time to contact the Property Manager prior to any
intended alteration, inside or out, or where you intend to contract for services.
Regarding external alterations, the Board of Directors makes the determination,
based on previous experience, who is permitted to perform work on common
elements.
A policy of maintenance and repair has been adopted in which responses to
emergencies will be immediate. All other requests are considered to have a lower
priority and, in the interest of minimizing repair costs, these non-emergency
items are batched in groups of similar type problems for action.
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What Owners & Residents Need to Know ─ The Basics
Unit Owners and residents are expected to make minor repair to items that
as shown in the following table (not exhaustive):
Condominium Corporation
Unit Owner

Roadways, Curbs, Visitor
Parking Areas, Grounds
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Driveway Snow Plowing
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Driveway Paving
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Door Locks & Handles
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Window Frames, Handles &
Mechanisms, Screens
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Broken Windows
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Fitting of Doors and Windows
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Garage Door
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Painting, Exterior Caulking,
Weather Stripping
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Door Bells, Mail Boxes
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External Doors
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Frozen Pipes
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Foundation Leaks
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Damage to Common Elements
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Flashings, Soffits, Fascias,
Eavestroughs
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Interior Wiring & Plumbing
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Roofs
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Cleaning & Maintenance of Furnace,
Ducts & Flues, Vents
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Door Steps and Walkways
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Furnace Filters
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External Lighting & Fixtures
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Water Heater
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Exhaust Vents
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Light Bulbs in External Light
Fixtures (except over garage)
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Masonry
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Dryer Vents (kept free of lint)
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Siding
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Fences

Chimney Cleaning
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Attics

Sewers
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Repair Service Charges
A minimum service fee will be charged to unit Owners for service calls made for
repairs that are determined to be the responsibility of the unit Owner.
The Corporation reserves the right to bill back owners who make false claims or
request investigation of unfounded issues. The Corporation will also bill back
fees charged by the Property Management company for additional administration
beyond the terms of the property management contract, such as follow-up on
unresolved infractions.
Interior Damage
The Condominium Corporation does not assume responsibility for interior
damage to units not covered by the Corporation's insurance
policy, including Resident contents and improvements.
See also Insurance in the Rules.
Pest Control
Residents experiencing trouble with pests (e.g., cockroaches, silverfish, rodents,
etc.) should report this to the Property Manager immediately to initiate corrective
action. The Corporation retains a company on contract to deal with such events.
Snow Removal
Individual residents are responsible for the snow and ice removal from their
doorways, walkways, and driveways.
Please ensure that your vehicle does not hinder snow removal from the roadways
or that a visitor's vehicle does not hinder clearance of the visitor parking area.
Any dangerous situation such as ice build-up should be reported immediately to
the Property Manager.
Christmas Trees
Real Christmas trees are not recommended anywhere on the Corporation
property as they pose a fire hazard.