Printed from the Winter 2018 Newsletter
You can find all President Messages in our newsletter archive – click here
Last winter at this time I wrote a column marvelling at the lack of snow. I remember wondering distinctly whilst writing that column, whether it might provoke the gods of snow to wreak vengeance upon us this year... Looking out my office window, I think I have the answer!
According to some of our service providers, we have had three to four times as much snow this year than normal. It has also been bitterly cold with no chinooks. How does this affect the average condominium corporation? Well, our snow budgets are shot to heck and then some! Many of you will have had to haul large piles of snow from your parking lots at great expense.
An interesting phenomenon is also prevalent in many condos. I’m talking about “attic rain”. For those of you unfamiliar with this term, attic rain is caused when there is excessive water vapour build up in the attic space, (usually due to lack of ventilation / warm attic temperature, excessive air leakage through the ceiling, exhaust ducts not property connected and discharged, or a combination of these problems). The cold weather causes moisture to freeze on any cold surface within the attic such as the roof sheathing which in the winter should be as cold as the outside air. When the frozen attic surface heats up, which even in the winter can happen due to solar radiation gain on black shingles, this frozen water melts and drips (rains) through the attic space and into the condo unit below, usually damaging ceiling finishes. Strangely enough, this often seems to occur in a bathroom, either under the bathroom lighting or, more commonly, around the ceiling fan as this is a typical upper floor penetration through the ceiling which is often poorly sealed and so a concentrated source of air loss causing condensation around it. This has been a cold winter and so this problem seems to be particularly bad. Also, with air leakage, ‘ice damming’ can occur which is when warm interior air leaks up through outside wall framing near roof eaves, and heats up the roof sheathing. This causes exterior snow to melt and refreeze repetitively, forming ice which creeps up under the shingles of sloped roofs, destroying the shingles. This can also cause “attic rain” as the snow and ice melts and the roof leaks at the damaged areas. This is why “ice and water shield” membranes are used at roof eaves, but this does not stop the air leakage, or the shingle degradation associated with ice damming. It is important, therefore, that attics are kept well ventilated and cold, well insulated, and well-sealed against air leakage from inside to avoid water damage from ‘attic rain’, either from water leaks or from melting condensation.
Our luncheons continue to be very well attended. January’s presentation on Procedural Rules in Meetings was very exciting and we all learned a lot. Our speaker, Pat Knoll, had us in stitches. Pierre Sauvé and Laurie Kiedrowski presented a “Possible Practical Alternative to Special Assessment” which provided a better understanding of loan options, what is needed to make this model possible and how this option is set up from a legal perspective. In March had a Three Lawyer Panel, (respectively: Roberto Noce, John McDougall and Bobby Randhawa) tackling the top three legal questions in condominiums. Janice Kelner provides insight April 26, Turning Conflict into Opportunity: Effective Resolution of Condominium Disputes. And we are equally excited to have Lois Flynn, Executive Director with Service Alberta provide an update on the Condominium legislation work on May 24.
The board held a strategic planning meeting in December 2017. In the meeting we sketched out and set goals and plans for the governance of CCI South Alberta. We have changed the committee structure of the organization in order to streamline its operations. Under the tutelage of Annie Jacobs, the board has made great progress towards becoming more efficient, effective, and focused. We even have a new mission statement!
“To lead condominium owners and industry members through education and advocacy with integrity and professionalism.”
Also, we are in the middle of rewriting our current bylaws and will have a revised set to present to the owners for approval at our AGM in September. These new bylaws were requested by our National organization to bring all chapters into line with changing not for profit legislation across the country.
We are all tremendously proud that CCISA will be hosting the CCI National conference this year in May. Many directors who are in charge of CCI chapters from around the country will descend on Banff for a three day conference starting May 30, 2018. I have been fortunate to be able to attend several of these conferences in Ontario, New Brunswick, and B.C. Without boasting too much, I can tell you that our conference will be the biggest, best attended, best supported and most fun conference to date! We have had tremendous support from our sponsors for this event, and a special thanks to Tony Reed for encouraging sponsorship so successfully. On Saturday June 2nd we will host a luncheon which is open to all CCI members in Banff with guest speaker Debra deWaal delivering a knockout presentation. Come to the mountains and meet some of the delegates from the conference. Stay for the presentation and lunch. Put it in your calendar!
See you then.