M(ERR)Y RED ROOF, RESIDENT INSIDER
President’s Letter
Winter greetings, friends:
As the hustle and bustle of the holiday season grow near, your Board of Directors would like to highlight some joyful happenings around the property, some “festive housekeeping” matters, as well as reshare information on our upcoming property management change and the call for new Pre-Authorized Debit (PAD) forms from owners in preparation of this.
Halloween Party Fun. Our second annual Halloween celebration was a huge success. I’d like to sincerely thank residents Michele Mackay, Shirley Green, and Chelsea Casewell for organizing the children’s trick-or-treat stop at the Club Haus, and to everyone who contributed candy — you are AMAZING. Over 20 families attended, it was a spookily fun evening for all.
Property Light Display. Though still a modest showing, we have expanded our on-site holiday lights this year for some extra sparkle. The bulbs used are LED to be environmentally conscience and mindful of energy costs. We hope you enjoy them from December 1 - January 15.
Completion of Pre-Authorized Debit form for Upcoming Change in Property Management. In preparation for new condominium management beginning January 1, 2024, we’d first like to take this opportunity to expand on your Board’s decision to move to “Self-Directed Management” along with the benefits of this management structure.
Secondly, as with any property management change, owners are required to submit new Pre-Authorized Debit (PAD) forms for payment of monthly condo fees. We’ve enclosed a new PAD form below, submission of which is required by November 30, 2023.
So, in conjunction with any contract renewal, comes the Board’s obligation to review contract terms, service quality, reoccurring challenges, as well as options available to the Corporation. While considering alternate management options, your Board uncovered an emerging management structure referred to as Self-Directed Management. We consulted closely with another large condominium complex whose Board of Directors made the shift to self-directed management over three years ago, and they haven’t looked back. This engagement provided reliable insight and viability for a property of our size. And so, the decision was made.
Some of the advantages of Self-Directed Management include:
Our property will be the sole focus and responsibility of the General Manager;
The General Manager will work on-site to manage the property and to support the Board of Directors, owners and residents, Site Supervisor, and vendors;
Proximity of the General Manager will provide a hands-on approach and first-hand insight into all property matters;
Direct access to the General Manager will accelerate response time;
An experienced General Manager will increase Board confidence and the subsequent direction we authorize;
Additional office support will allow the Site Supervisor to execute maintenance responsibilities with increased ease; and
Dedicated accounting/bookkeeping services will enable prompt payments to vendors and the collection of fees and outstanding charges.
Simco Management (Calgary) Inc. will provide the incoming management team with all owner information on file by year-end, however (as mentioned above), owners are required to submit new PAD forms. Beginning January 1, 2024, your condo fees will be collected directly by Red Haus Corporation.
HOW TO SUBMIT YOUR PRE-AUTHORIZED DEBIT FORM:
Print hardcopy, complete, and submit by:
EMAIL:
Transition Coordinator transition@redhauscondos.com
IN-PERSON:
Site office (after-hours through the mail slot)
MAIL:
50 Royal Oak Plaza NW, Calgary, AB T3G 0B3
DEADLINE TO SUBMIT PAD FORM:
November 30, 2023
Submit by the deadline to avoid disruption to your condo fee payments
For those preferring to pay condo fees by post-dated cheque, you can still do so. Cheques provided to Simco Management (Calgary) Inc. in the interim will be passed along to the Corporation for the January 1 condo fee draw. Please ensure that you make all 2024 cheques to: Red Haus Condominiums – CCN 051 4332.
Thank you for your continued confidence and timely submission of your PAD form. Any related questions or concerns can be directed to Red Haus’ Transition Coordinator at (403) 452-8800 or transition@redhauscondos.com. Simco Management (Calgary) Inc. remains our condominium management company until December 31, 2023, so any enquiries not related to the transition should be directed to them.
Festive Housekeeping. We invite you to take a moment to find joy and a little sparkle in and around our community over the next two months, like at next month’s annual Holiday Open Haus (details below). The Club Haus Lounge renovation is nearing completion, so we’re especially excited to show it off — and see it rented for your holiday gatherings! There are other important reminders and information below to optimize merriment here at Red Haus this holiday season.
Merriest wishes to you and yours,
— Don McKenzie | President, Red Haus Board of Directors
Holiday Open Haus
Let Us Gather and Toast the Year to Come
Hosted by your volunteer Board of Directors, residents are invited to pop in for some holiday cheer and to meet their neighbours and the incoming property management team.
Come put a name to a familiar face!
When:
THURSDAY, DECEMBER 14
Time:
6:30 - 8:30 PM
Where:
Club Haus Lounge (second floor)
Lounge Reno Sneak Peak
It’s the final stretch. Ready for holiday party bookings.
NEW flooring, paint, countertops, lighting, furnature, recovered pool table
Holiday Housekeeping
The holidays are celebrated in wonderfully different ways. At Red Haus, we honour and respect all traditions and cultural diversity while balancing our bylaws. We appreciate your gracious reciprocity.
Wreaths Face Your Suite
Holiday wreaths may be hung on the INSIDE of your front door only — they may not be OUTSIDE/hallway-facing.
This bylaw exists for three main reasons: to maintain uniformity of the building, to prohibit flammable or toxic materials (that can obstruct resident access during a fire evacuation), and suite doors are common property, so Corporation bylaws do apply.
Real Trees Aren’t Permitted
Real Christmas trees are prohibited at Red Haus due to serious fire hazard — fires are all the more dangerous in a multi-residential complex. For those who fail to comply, know that fines are aggressively enforced (starting at $250). Like following bread crumbs, we follow the video footage as well as sap stains and pine needles — which result in costly damage to common areas — clean-up costs for which will also be charged to your unit.
Please report infractions you may witness to the Property Management company HERE.
Patio Holiday Lights
Christmas lights may be strung from patio railings from December 1- January 15. As patios are common property, Corporation bylaws do apply.
Strung lights on your patio are not permitted outside of these dates or remain on your railing throughout the year.
Party Season Noise Levels
Gathering with friends and loved ones is what makes the holiday season so wonderful. We also know that with larger gatherings (and liquid merriment), noise levels tend to rise. As such, we ask that you be extra mindful of music and guest volume. Unlike city bylaws that restrict persistent or “nuisance noise” from 10PM-7AM Monday - Saturday and 10PM- 9AM on Sundays and Holidays, “reasonable noise levels” are enforced 24/7 at Red Haus.
Pending the severity and length of the disturbance, residents must submit a noise complaint through Condo Control if you would like it formally addressed by the Property Manager. Include the disturbance date, duration and noise characteristics. In addition, if late-night partying or a domestic disturbance occurs, call 911.
The Club Haus provides an ideal space for parties, where noise levels are more contained. Check Club Haus availability on Condo Control and consider booking the space for your holiday party or gathering.
Holiday Visitor Parking Passes
Visitor parking passes are issued through the Online Concierge service, Condo Control. The Site Office (in the Club Haus) is no longer issuing passes for residents.
Visitors are to have a printed pass clearly visible on their dash board. There is a 12-night per month limit per visitor.
Can’t log into Condo Control? Email or call the the Property Manager for access details. Contact details are HERE.
New PAD Forms due Nov 30
PRINT ONLINE FORM HERE
Print hardcopy, complete, and submit by:
Email:
Transition Coordinator transition@redhauscondos.com
In-Person:
Site office (after-hours through the mail slot)
Mail:
50 Royal Oak Plaza NW, Calgary, AB T3G 0B3
Reporting Unhoused Trespassers
For the security and safety of everybody involved, never let strangers into the building. Should you come across a vulnerable person seeking warmth and shelter on Red Haus property, please do not call the Property Manager or after-hours emergency line. Instead, we ask that you call the City of Calgary’s Downtown Outreach Additions Program, which travels anywhere in the city and offers shelter amongst many other services.
DOAP Outreach Line (24/7): 403 998 7388.
Every Vehicle Must Fob into Parkade, Even in the Cold
For security purposes, each vehicle entering the parkade is required to stop — and fob. Following the vehicle in front of you into the parkade is illegal.
Unlike standard bylaw infractions, this offence receives a $75 monetary sanction per occurrence.
If a vehicle “piggy-backs” into the parkade after you, kindly pull over after entering the parkade and let them pass then:
1. Take a picture of their licence plate (or write it down)
2. Note date and time
3. Submit an Incident Request through Condo Control
Common Property Fire Alarm Testing
9:00 AM - 4:30 PM
Monday, November 27, 2023
Building 30 common areas, ringing
Tuesday, November 28, 2023
Building 20 common areas, ringing
Wednesday, November 29, 2023
Building 60 common areas, ringing
Thursday, November 30, 2023
Building 70 common areas, ringing
Friday, December 1, 2023
Building 50 amenity common areas, ringing, fire extinguisher, emergency lighting
Preventing Burst Pipes & Costly Floods
Close Windows and 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.
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.
