Fall Flavours + Trick or Treat Time

LETTER FROM THE PRESIDENT

Happy Fall, friends:

We’ve settled into autumn routines with the changing of seasons and with it, seasonal housekeeping here at Red Haus.

As such, this issue of My Red Roof provides a laundry list of single action items intended to inform and support the safety and harmony of our community of 1,000-some neighbours.

Cannabis & Smoking. As for cigarettes, vaporizers, cigars and marijuana, we continue to ask that you smoke responsibly. Please be respectful of neighbors, for the containment of smoke odour, and for the safe disposal of butts.

Winterizing your unit:

Thermostat. Set your wall thermostat to the desired temperature (never less than 17C). It controls (opens and closes) the zone valve for heating to ensure regular hot water flow.

Zone Valve. It’s extremely important that this valve operate properly as to prevent freezing and bursting of the pipes. If your baseboard heaters do not feel warm when the thermostat is on, simply contact a plumber for immediate servicing.

Windows. Windows should remain closed during the winter, which not only helps to regulate the temperature in your unit, but also avoids baseboard heating-pipes from freezing and bursting.

Dryer Vent. Lint is a highly combustible material. To minimize dangerous build up in the dryer vent (which is higher in the winter due to those cozy sweaters), be sure to remove lint from the lint trap at the front of your dryer with each use. Also, regularly vacuum behind your dryer removing all lint discharge from the floor and surrounding the dryer vent. Should lint be visible from your exterior dryer vent flap (located on your patio wall), contact the Maintenance Supervisor for attention.

We’re especially thrilled have volunteers graciously organize a trick or treat stop at the Club Haus this Halloween. Details and RSVP info is below.

Happy Thanksgiving to you all.

— Don McKenzie | President, Red Haus Board of Directors

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TRICK OR TREAT AT THE CLUB HAUS
Inviting Red Haus’ Little Ghouls & Goblins

Monday, October 31
5:00 - 7:30 PM
CLUB HAUS

On Halloween night, all mini Red Haus residents are invited to stop in at the Club Haus to show off their costumes and collect a candy bag! Volunteers have graciously donated candy for this event and will be handing out treat bags between 5:00-7:30PM.

If you too would like to donate candy for the children’s treat bags, please deliver store-bought, individually packaged treats to the Red Haus office by Friday, October 28.

For numbers, it will be enormously helpful for us to know how many children we can anticipate, so please confirm the number of littles you will be bringing over by Friday, October 28. RSVP at office@redhauscondos.com.

We look forward to providing a fun stop for the kids — thank you for your support and participation!

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HOUSEKEEPING

Close Windows at Zero Degrees

As we see (and feel) the temperatures drop, 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.

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.

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.

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

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.

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 you have adequate Condo Insurance — 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.

Indoor Smokers + Air Purifiers

If you are a smoker and choose to smoke in your suite, it is also your responsibility to contain resulting smoke odour to your suite. As such, we are reminding smokers to invest in an air purifier. In consideration for your surrounding neighbours, especially those with allergies or asthma, we appreciate you keeping shared space smoke-free.

Products such as insulated electrical covers, foam for sealing around ventilation and pipes, and carbon-based air filter systems for doors and windows can help reduce the amount of odour and smoke leakage emanating from other units.

REMINDER: Disposing of butts off your patio and onto common property is illegal. Heavy fines can be levied.

Courteous Waste Disposal

Please be reminded that garbage, recycling and organic waste must be carried (not dragged) from your unit to the appropriate bin. En route, carpet stains have become a costly issue again due to leakage.

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.

Preventable Wall & Door Damage

Though common spaces including lobbies, hallways and door casings are touched up periodically — this is infrequent maintenance. We ask that residents take more care to avoid damaging and marking common areas unnecessarily. Building 60 has become particularly bad.

Please be aware that with video evidence, the Board can impose fines from $500-$1,000 on units responsible for this damage.

Pick-Up After your Dog, Always

Though a seemingly a logical act, there are residents at Red Haus who reguarly fail to pick up after their dog on common property.

With five waste stations (and free poop bags provided), there is absolutely NO EXCUSE for not picking up after your dog, ever; this is a basic condition of having a dog at Red Haus.

For on-lookers, please call-out these residents and report them — the contamination of our community space is never acceptable or tolerated.

AGM Recap + Its Patio Prep Time

SPECIAL RESOLUTION VOTE TO AMEND 2007 BYLAWS HAS PASSED

| Awaiting Land Title Registration to be Official |

SPECIAL RESOLUTION VOTE TO AMEND 2007 BYLAWS HAS PASSED | Awaiting Land Title Registration to be Official |

President’s Letter
Replay. Pause. Forward.

Greetings neighbours,

I’d like to thank everyone who attended the AGM held on May 30, our annual replay of the year’s happenings. We experienced record attendance between online and in-person owners or their proxies; its wonderful to see heightened owner engagement. It was an especially productive meeting this year thanks to the constructive and complimentary nature of owner questions and feedback. The yearly demands on this Board (in addition to the planning and execution of the AGM) are high, so thoughtful and respectful engagement by attendees is appreciated. Once Minutes are completed, they will be made available on the Govenmance page and on Condo Control.

The Board of Directors was re-elected. We’d like to extend a special thank you to Michele Mackay for her service in acting as Records Director for the past year. Once the amended bylaws are ratified by Land Titles, our Board head count will go from five to seven.

PAUSE AND REFLECT: Meeting Highlights

• We were thrilled to announce at the meeting that the Special Resolution vote campaign to amend our 2007 bylaws has passed. The amended bylaws have been submitted to Land Titles and once ratified, will officially replace our existing bylaws. In the interim, both amended and existing bylaws are located on the Governance page of this website.

• In spite of record inflation and post-pandemic economic recovery, our 2022 condo fees will NOT be increasing.

• Further to this point, the Auditor’s review of our finances was especially glowing. Impressively, we are at 110% of our Reserve Fund requirements.

FORWARD WE GO: Upcoming Activity

• Green-space clean-up starts in early June

• Parkade has been resurfaced (just 1/8 of the surface required repair)

• Roadway, Visitor Parking and Parkade pressure cleaning begins June 14 — watch your email for dates & times

As we transition into summer and enjoy more time outdoors — and on our patios — we ask that you take note of the housekeeping reminders below as they relate to safety, respectful noise levels and common bylaw infractions.

— Don McKenzie | President, Red Haus Board of Directors

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Housekeeping

Summer Patio: Yays vs. Nays

YAYS…
Gas BBQ
Bistro Set
Free-standing planters
Railing-hanging planters (inward-facing only)
Safe disposal of smoking material
Considerate noise levels 24/7

NAYS…
Propane BBQs or hybachis (fire hazard)
String lights*
Bicycles or tricycles
Waste or recycling containers
Pee pads for pets
Bird feeders

*Exceptions for string lights are made during the holidays only

Mindful Mopping of Patios

We all take pride in our outdoor spaces. So as you clean your patio this spring and summer, we ask that you be extra mindful of the patios below you.

When mopping your patio, kindly refrain from pushing dirty water off the sides — unbeknownst to you, this soapy mess showers down on your neighbour’s space below, who would appreciate their tidy patio kept that way.

Call for Vinyl Decking Repairs

We are currently coordinating the repair of vinyl decking for units that require it.

If the vinyl on your patio is cracked or lifting, please submit a Service Request on Condo Control by June 15.

The Property Manager or Maintenance Supervisor will then coordinate contractor access with you.

Pressure Cleaning Begins June 14

Seasonal pressure cleaning of the roadway, guest parking and parkade will begin shortly. Please watch your inbox for a reminder of dates and times.

JUNE 14 | Roadway & Visitor Parking
All vehicles must be removed from outdoor stalls
8:00AM - 5:00PM

JUNE 21 | Large Parkade (20, 60, 70)
All vehicles must be removed during the following hours
8:00AM - 7:00PM

JUNE 22 | Small Parkade (30)
All vehicles must be removed during the following hours
8:00AM - 5:30PM

Please note that under NO circumstances are vehicles to be parked in the Fire Lanes, No Parking Zones or on the grass in any common areas.

Vehicles not moved by 8AM or improperly parked will be subject to ticket(s), towing, or both. In addition, a $150 charge-back will be applied to your unit to hire a contractor to clean your stall after-the-fact.

Thank you for your understanding and anticipated cooperation.

Bicycle Cage Access

A secure bicycle storage unit is located in the parkade for resident convenience and additional space.

Simply complete a Bicycle Cage Form HERE and return it to the Maintenance Supervisor. You will receive a bike tag and access information

Please be sure to lock the gate properly behind you for the protection of other’s property. (Change the numbers then clench the lock closed.)

Special Assistance in the Event of Fire

For anyone requiring evacuaiton assistance by the fire department in the event of a fire, a request must be made with the Property Manager that includes your full name, building and suite number.

Your information is then manually added to a secured emergency binder in your respective lobby for Fire Department reference.

Fire Marshall Volunteers Needed

In the unlikely event of a fire, each building is required to have TWO designated residents as their Fire Marshalls.

This volunteer is generally responsible for directing first responders to secured Emergency Binders located in each building’s lobby, as well as directing residents to designated Muster Points.

Expressions of interest can be directed to the Property Manager. Volunteers will receive training.

Illegal Moves Carry Hefty Risk

All moves (in and out) MUST be registered and approved via Condo Control a minimum of 72hrs before your impending move.

Go to Condo Control > Amenity Booking > Select Building > Select Date > Check Availability > Complete booking form and pay $150 Security Fee.

Unsupervised or illegal moves pose a massive security risk to our community and carry a $500 fine per occurrence.

Watching an illegal move? Please report it immediately to the Property Manager, noting building, floor and room number where possible.

Dumping Electronics & Furniture

Please do not use waste paddocks and lobbies for the disposal of household items, like furniture or electronics.

These items must be disposed of off-site or donated to the likes of the Salvation Army or Goodwill. This is not the Corporation’s responsibility.

City fines are levied against the Corporation for such item removal, an unnecessary expense for us all. Please report “dumpers” to your Property Supervisor immediately.

Pick Up Dog Waste, Every Time

There are five dog waste stations located on the property. Dog owners are expected to use the biodegradable bags provided at each station (or your own).

Please dispose of waste at one of these pet waste stations. Do not dispose of pet waste in other waste bins.

Feeding Birds Results in Costly yet Avoidable Property Damage

Though kind and enjoyable, feeding birds on Red Haus property invites costly nest and pest remediation. To date, pigeons have cost the Corporation literally thousands of dollars and we must do all we can to limit the damage they can cause.

We must therefor strongly discourage bird feeders or bird feeding of any kind on your patio or on common property.

Thank you for your understanding and anticipated cooperation.

Vote Today to Smile Tomorrow

President’s Letter
Voting “yes” Secures your Investment and Home

Greetings neighbour,

Special Resolution Vote is in Progress. On February 2, your Board launched this property’s first ever Special Resolution vote — necessary to update our 2007 bylaws, which are currently ill equip to protect our collective and individual investments, as well as your rights as an owner.

This endeavour is a beast of an undertaking, requiring unprecedented commitment and time of your volunteer Board of Directors, preceded by efforts of other Boards. In respect and appreciation for these efforts, we ask for 30 seconds of your time to cast your vote here.

Perhaps you’re wondering where these proposed bylaw changes have come from. Has the Red Haus Board of Directors made these suggestions? ABSOLUTELY NOT. Proposed bylaw changes have been directed by the following parties:

1. The Province of Alberta’s new Condominium Property Act (updated in 2020); and

2. The Red Haus Corporation’s law firm of record, McLeod Law (who are experts in condominium bylaws)

The Board and Simco have made these specific changes (with explanations for these changes) available to owners since October 2021, inviting questions and feedback by year-end. Before casting your vote, we encourage your to read the Proposed Bylaw Changes above the online ballot.

Naturally, as member of condominium corporation, it’s the responsibility of each owner to participate, of which 75% must approve the bylaw changes in order to pass them. How many Red Haus owners are there? 483. So how many “yes” votes are needed to pass the new bylaws? 363. How many votes have been cast since February 2? 122. Clearly, your vote it vital to make this happen. Vote YES to better secure your investment and home.

Thank you for voting to move our property forward. Your vote is your voice. And every voice matters.

— Don McKenzie | President, Red Haus Board of Directors

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Contact Directory Delivered
Easy Reference for Faster Response Times & Resolutions

Each Red Haus unit has now received a postcard through their door with a magnet affixed for your fridge. Please reference this directory for all Red Haus related questions or concerns for faster response times and resolutions.

Why have we provided a QR code on the magnet? First, because over the past two years, we’ve all become accustomed to using HR codes with our phones. Secondly, it was impossible to fit all relevent information on a magnet the size of a business card. And lastly, the webpage containing the Contact Directory informaton can be updated with the click of button — information on a magnet cannot.

Not sure how a QR code works?

Simply open your camera on your phone. Aim it at the HR code. Your camera will then read the code and connect you to the Contact Directory webpage automattically, which mirrors the information provided on the postcard.

Don’t have a camera on your mobile phone? The corporation’s website is provided below the QR code for easy reference. Simply go to the Contact page to determine who can best help you: Property Manager, Online Concierge or Maintenance Supervisor.

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Housekeeping

Fines for Failing to Fob When Entering the Parking Garage

Each vehicle entering the parking garage is required to fob first. Piggybacking on the vehicle in front of you is not permitted and is finable.

Should you be followed into the garage by someone who did not fob, we ask that you simply take note of the time, date, colour, make and model of their vehicle and report this information to the Maintenance Supervisor.

Remember: You’re on camera!

Visitors Must Use Intercom for Security

Visitors can access our buildings either through their host’s Intercom system or by their host in person only.

When you are entering a building as a resident, visitors who you do not know may not enter with you. Politely ask to see their fob. If they don’t have one, explain that they’ll have to wait for their host to provide building access.

If your Intercom line is called, always confirm that you know the visitor you are buzzing in — you are responsible for whomever you allow into the building.

Calling for Resident Vigilance

Do to a rise in vehicle and storage locker break-ins, we are asking residents to increase their vigilance for the sake of community safety.

If you see something wrong or strange, report it.

Perpetrators are being let in through the parkade and through our main entrances, without you realizing. As mentioned above, report vehicles that follow you into the parkade without fobbing and simply don't let strangers in.

Your attention and diligence is appreciated.

Easing of COVID-19 Protocols

With Phase 2 of loosened COVID-19 public health restrictions effective on March 1, masking is no longer required in public areas at Red Haus including stairwells, elevators, hallways and the gym. Exceptions still include individuals testing positive for COVID-19 (during isolation period), as mandated by the Province.

Waste Disposal Protocol

Please be reminded that garbage, recycling and organic waste must be disposed in the correct bin. The Corporation is fined by the City when cross-contamination occurs, which unneccessarily impacts our bottom line.

Refuse may not be left on the floor of the waste hut for the someone else to move. This has become problematic and fines will be issued to guilty parties.

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 hallways and lobbies or remnants of waste leakage, please report it to the Maintenance Supervisor immediately.

Choose Goodwill, Always

Though often well intentioned, “FREE”or donated items must not be left on common property for other residents.

Please resist using waste huts and lobbies for the disposal of household refuse, like furniture or electronic items.

These items must be disposed of off-site or donated to the likes of the Salvation Army or Goodwill. The onus lies with the resident, not the Condo Corporation.

Violators will face fines of $250 per occurrence.

Cleaning Up After your Dog

In accordance with our bylaws, pet waste must be picked-up and disposed of properly. There are five dog waste stations located on the property. Dog owners are expected to use the biodegradable bags provided at each station (or your own). Dispose of waste at at one of these pet waste stations. Do not dispose of pet waste in lobby waste bins.

As a courtesy to fellow residents, please help us minimize property damage and foul odours at entrances and exits by discouraging your dog to urinate or defecate immediately upon leaving these doors. If necessary, carry your pet away from the building – we have a large property to explore for dogs and their owners alike. 

Violators will face fines of $250 per occurrence.

Don't Feed the Birds

Though a kind act, feeding birds on Red Haus property invites costly nest and pest remediation. To date, pigeons have cost the Corporation literally thousands of dollars and we must do all we can to limit the damage they can cause.

We must therefor strongly discourage bird feeders or bird feeding of any kind on your patio or on common property.

Thank you for your understanding and anticipated cooperation.

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.