Ugly Sweaters, Comfort & Joy

President’s Letter
Ugly Sweaters, Comfort & Joy

Festive tidings, neighbour!

Donned in my ugly Christmas sweater with hot chocolate in-hand, we enter our second holiday season with both sugar plums and Covid19 realities dancing in our heads.

As we await returned restrictions with the new variant, we ask that you follow provincial and municipal guidelines as they are announced — and continue to mask-up in hallways, stairwells and elevators (anywhere on our property where two-metre distancing in not possible).

We look forward to resuming our Holiday Open Haus when we can once again gather together safely.

2021 AGM. We thank all who prioritized attending the AGM on October 26 either in-person or online. We broke all previous attendance records and will reply even greater participation in next month’s Special Resolution vote. You will have received Simco’s apology note addressing their technology challenges and the resulting impact on the quality of our meeting. We have been assured that this will not happen again.

As presented by the auditor, our property remains in a great financial position. This Board has continued to take an active role in supporting the renegotiating of service contracts to ensure the property’s best interests.

Review Period for New Draft Bylaws ends December 31. New Draft Bylaws have been available on the Governance page on our website and in the Library on Condo Control since October. These will remain here until December 31 for your review and feedback prior to a Special Resolution vote will follow in January 2022. We have also included a summary of the changes for ease. Please email your bylaw related questions to redhausbylaws@gmail.com. Stay tuned for Special Resolution instructions and timelines in the early new year.

Operational Roles & Contact List. Kindly watch your inbox and front door for a directory connecting common tasks with the best contact person. This is intended to better clarify who-does-what and to also improve the efficiency and response time by our management team.

Open Windows = Bah Humbug. This is your seasonal reminder to close windows during cold spells, please. We’re re-sharing our resident plumbing company’s advise on how to avoid making a Scrooge of yourself (and your neighbours) with “5 Ways to Avoid Floods in Cold Weather.” Flood damage from burst radiator pipes is not only costly to you (and the Corporation) but presents a gross inconvenience for those living around you (generally below you).

We wish you a safe and festive holiday season with friends and family, or one of reflective solitude. I humbly raise my mug to you, our community that is Red Haus.

— Don McKenzie | President, Red Haus Board of Directors

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Contact Directory
Your Guide to Faster Response Times & Resolutions

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5 Ways to Avoid Unit Floods in Cold Weather
Reggin Technical Services Ltd.

As we see (and feel) the temperatures plummet, we’re re-sharing some easy tips from our property’s plumber (Reggin Technical Services Ltd.) to avoid untimely emergency calls. In recent years, our property insurance has been significantly impacted by residents who fail to follow these steps and in doing so, put their unit and surrounding units at risk due to costly flood damage.

1. Test & Test Again. Turn your thermostat all the way up, then off (just temporarily while completing test). Check if your radiant heater (along baseboard) comes on when the temperature is increased, and off when decreased (which takes about one minute). If there is no change, there could be an issue with the zone valve or thermostat.

2. Set & Forget at 17C. Always have your thermostat set at 17C or higher. If you travel or leave your condo for any period of time, never turn your heating off.

3. Listen closely. Do you hear excessive noice when your radiant heater is turned on. If yes, this can indicate failing or failed components.

4. Close Windows & Patio Doors. This is tremendously important and is repeatedly the primary reason for flood damage every winter— never, ever open windows below freezing. When left open, cold air can freeze the radiant pipes below and freeze them, causing water pipes to burst.

5. Have Easy Access to Plumber Contact. Provide your tenant(s) with a preferred contractor contact list, include a plumber in the event of emergencies. Please remember, plumbers fees and costs stemming from flood damage is the responsibility or the occupant and owner.
   

Psssst. Be sure to ask Santa for adequate Condo Insurance. If he won’t be bringing it… then be sure to ask your insurance company — both owners and renters require insurance, including flood damage.

REGGIN TECHNICAL SERVICES LTD.
Phone: (403) 287 2540

Disclaimer: Red Haus Corporation is not responsible for any related costs or outcomes resulting from services rendered by an owner or resident for inspection, repair or renovation services including Reggin Technical Services, its employees or its contractors.

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Housekeeping

Real Trees = Naughty List

Due to extreme fire hazard, real Christmas trees are prohibited in your suite. Please know that fines will be enforced.

Masks Still Recommended

Please continue to wear your mask in common areas where two-metre distancing is not possible: hallways, stairwells and elevators. We appreciate your cooperation as danger of the new variant becomes more clear.

Bylaw Review Open Until

December 31

NEW Draft bylaws have been available for review since October on both the Governance page as well as on Condo Control. There is a summary of the changes provided for ease. They will remain posted for your review and comment until December 31. Email your bylaw related questions to redhausbylaws@gmail.com.

Required by law, our existing bylaws must now align with the new Condominium Property Act by Special Resolution vote in January 2022. This has been a lengthly, exhaustive and costly exercise to get us to this point, significantly delayed by COVID-19 restrictions. Now that we’re here, we will require 75% of Red Haus owners to ratify these updates by way of a Special Resolution. A Special Resolution requires approval of at least 75% of people entitled to vote and representing at least 75% of total unit factors. Stay tuned for voting details.

Wreaths May Not Face

Hallways, Ho! Ho! No!

Holiday wreaths may not be hung on the OUTSIDE of front doors. Inward-facing is totally fine.

Holiday Lights

Christmas lights may be strung from patio railings from December 1- January 15.

NOTE: Infraction fines will be issued for non-compliance.

Visitor Parking Passes

Visitor parking passes can be issued through the Onsite Concierge service through Condo Control.

NOTE: There is a 12-Night Per Month Limit for these passes.

Pumpkin Spice and AGM Nice

PRESIDENT’S LETTER

Happy Fall, friends:

It’s a BIG spicy month for our property, it’s governance, and it’s direction. As such, I’m asking for unprecedented owner (or proxy) support at our AGM on October 26, please.

With changes to the Condominium Property Act (that impact our bylaws and governance) coupled by an impending Special Resolution vote and ongoing operational challenges, we truly need increased owner engagement in the coming weeks. For transparency, I think it would be helpful to share your Board’s primary pain points with you. Your understanding and anticipated action will enable us to more effectively and efficiently serve this community.

Owner Apathy: I know this all too well from personal experience, that until you are on this Board of Directors, it’s impossible to understand everything that goes on behind the scenes. It’s easier to spot perceived shortcomings instead of progress, and then simply disengage — the reality is, you’re not privy to the hundreds of hours spent by your volunteer Board solving capital and operational challenges for the fiscal benefit and safety of this community. Given the size and age of our property, this Board of Directors has developed a reputation as one of the most involved in the city; not by choice, but necessity. Trust that we are fighting the good fight for you.

You might assume that because we pay handsomely for a property management company, that they do everything for us — and that your volunteer Board simply attends a monthly meeting. The reality is, all property mangers have multiple properties under their purview at all times. As much as a property of our size warrants 100% of a property manager’s time and resources, this simply isn’t how their business model works. Knowing this, you might now empathize with your property manager a little more, and also understand why this Board is as involved as it is. Herein lies the paradox of external property management. We work within its limitations.

Outdated Owner and Tenant Contact Information: Though it is the responsibility of the property manager to contact owners with relevant property information, they are only as good as the information they have on file. And the accuracy of owner (and tenant) information is poor. As an owner at Red Haus, bylaws require that you provide up-to-date phone numbers, email, mailing address (if you live off-site), pet and vehicle registration and tenant info. This can be done via Condo Control or with your property manager. Please use the AGM as a personal deadline to ensure Simco has all they need to ensure you — and your tenant — are kept in the know.

Streamlining Support. It’s become apparent that owners and residents are not clear who they should be contacting — the onsite supervisor or property manager or Condo Control (Simco’s communications portal) — when you are experiencing a billing issue, a move, noise complaint etc. The inefficiency of this process has increased response times, which the Board would like to rectify. We have sought external support to help us simplify and streamline these roles. As such, we will be rolling out a promotional campaign in the coming weeks through email and onsite signage. You'll also find a handy directory under your door for ease.

Upcoming Special Resolution Vote. Required by law, our existing bylaws must now align with the new Condominium Property Act. This has been a lengthly, exhaustive and costly exercise to get us to this point, significantly delayed by COVID-19 restrictions. Now that we’re here, we now require 75% of Red Haus owners to ratify these updates by way of a Special Resolution. I must reiterate, this is not an optional exercise — the amendments to our new bylaws must be approved. (A Special Resolution requires approval of at least 75% of people entitled to vote and representing at least 75% of total unit factors.)

Should revisions to our bylaws be received from the lawyers in time for our AGM, we will have our first vote then. If they are not, we will communicate voting options in coming weeks, and continue to do so until our 75% quota is met.

Thank you kindly for your attention. We look forward to seeing you in-person or virtually this week and your support in improving our ability to serve you.

— Don McKenzie | President, Red Haus Board of Directors

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ANNUAL GENERAL MEETING
In-Person & Virtual Options

Tuesday, October 26, 2021
6:00 PM CHECK-IN / 6:30 PM START

Royal Oak Victory Church, 450 Royal Oak Drive NW
Virtually via Zoom

Bill 53 (passed March 26, 2021) now allows the Condominium Corporation to hold AGMs virtually. The Board has opted for a virtual option for two reasons: general safety and higher attendance.

In-person meeting owners and proxies will be required to wear a mask, to social distance inside the venue, and be seated six feet apart from each other. If you are planning to attend in person, you will be required to sign a release form prepared by Scott Venturo Rudakoff LLP.

Notice of AGM has been sent to owners, which contains:

Virtual Login Instructions (bottom of package), Agenda, Proxy Form, Copy of the AGM Minutes of the September 28, 2020, Audited Financial statement from November 30, 2020, Report on the Reserve Fund Expenditures for the past fiscal year and the plan for the fiscal year, Copy of the Budget for December 1, 2020 to November 30, 2021, Board Candidate Profile, Special Resolution to Amend Bylaws, Send Us Your Questions (to be submitted by October 19).

If you have NOT received your Notice of AGM package either via surface mail or email, please contact Property Manager, Leisa Reinwald by email (redhaus@simcomgt.com) or phone, (403) 234 0166, ext 4062.

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HOUSEKEEPING

Call for Two New Board Roles

To align with the Condominium Property Act, unit factors and increased responsibility placed on condo boards, the Red Haus Board of Directors is required to add two additional positions — moving us from five to seven positions.

One of these roles will include a Privacy Officer position. This role will be responsible for ensuring the Corporation and property management company adheres to the Personal Information Protection Act (PIPA) when collecting, using and disclosing personal information of Red Haus owners and residents.

The election of these roles (and your Board) takes place at the AGM.

More information regarding PIPA and condo corporations is available here.

Courteous Waste Disposal

Please be reminded that garbage, recycling and organic waste must be carried (not dragged) from your unit to the appropriate bin.

Kindly double-bag waste that may leak. Soiling common property is not only inconsiderate and unsanitary, but is costly to the Corporation for unscheduled clean-ups.

Should you witness waste left in the hallways and lobbies or remnants of waste leakage, please report it to the On-Site Supervisor via email here.

Process for Booking Moves

All moves must be booked a minimum of 72 hours in advance with the OnSite Supervisor, or Late Move Fee applies.

To book your move, submit Move Form + Moving Fee to the Site Office.

Move Policy & Delivery form is available at redhauscondos.com OR on Condo Control Central (Simco’s portal).

Moving Fee: $150 / Late Moving Fee: $300*
Cash or Cheque via Site Office
Credit Card accepted via Condo Control Central
Fees are non-refundable. Pays for security guard.

*Late Moving Fee is required for moves booked within 72 hours

Once confirmation by the security guard company is received, you will be notified that your move is approved and successfully booked.