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Rain Related Leaks

What can you do when the weatherman predicts significant amounts of rainfall and you are experiencing a leak or flooding?

 

Rainy days … … we can appreciate that you would rather be snuggling in with a good book or catching up on your latest Netflix craving, however, sometimes Mother Nature has other ideas.  If you experience a leak or flooding during a rainfall or stormy weather, there are some steps you can take to mitigate damage in your home. 

 

Step 1. 

Try and prevent as much damage as possible. As soon as you notice a a leak coming into your home, try to contain it. Place a bucket and/or a tarp under the leak to help minimize damage. Move valuables and documents out of the way.

TIP … If you notice water coming through a crack in the caulking in your home, around windows or doors, place a towel at the leak to catch the water.

TIP … If you have a sump pump or backflow valve, ensure it is working.

TIP …  If you reside in a single family home, make sure your downspouts are directed away from your home. If you notice a leak in your basement during the rainfall, start by double-checking the positioning of your downspouts. If a downspout is causing water to run towards the home, change the direction away from the home and let your Property Manager know about the situation.

Monitor the water leak and contact our team at Emerald Management & Realty Ltd. at 403-237-8600 to discuss next steps.  Sometimes, a roofer or maintenance person may not be able to assist until after the rain stops because of safety concerns.

If the leak is containable and not an emergency,  complete our on-line maintenance request form to let us know of the non-emergency maintenance issue. Continue to monitor the situation and if it gets worse, keep us informed so that your issue can be handled at the appropriate priority level.

Step 2.

Try to dry out the area as much as possible. Use old towels, mops or other tools you have at your disposal to safely remove the water.  Make sure to safeguard your personal items, electronics, etc., by moving them away from the water (finding another room or alternate location might be best as repairs could also be required and no point in moving them multiple times if you can avoid it).  Unplug electronics and appliances where necessary. 

TIP … Fans can be of great help! Not only do they circulate the air and dry out the area but can also help prevent mold from growing!

Again, if the leak is containable and not an emergency,  complete our on-line maintenance request form to let us know about the issue. Monitor the situation, and if it gets worse, keep us informed so that your issue can be handled at the appropriate priority level.

Step 3.

If the leak gets worse, call us right away at 403-237-8600.  Emerald Management & Realty Ltd. has a team on-call to address after hours emergencies. Let us know what is going on so that we can provide assistance and help trouble shoot the situation. We can experience high call volumes during periods of heavy rainfall; all calls will be handled in priority sequence.

TIP … Call 911 if someone’s life is in danger.

TIP … Have an evacuation plan and 72-hour kit if you need to leave your home. 

TIP … For real-time updates and advisories in situations where heavy rainfall warnings or State of Local Emergencies have been declared, visit the City of Calgary’s Flood Information and sign up for alerts.

Depending on the size of the leak, you may need to call in extra support … especially when a bucket or tarp won’t contain the water.  If a bucket and tarp are not an option, we might need to pump out the water or use alternate measures to handle the water entering your home. 

Emerald Management & Realty Ltd.

As referenced above, sometimes problems that arise from a leaking roof can often only be temporarily repaired until the rain stops in part due to danger to workers and because the area of repair needs to dry out first.

Once these steps have been taken and any danger to yourself and you home has been avoided, as soon as the rain stops, more permanent repairs can be arranged. 

Many leak and flood related repairs can only be done when the rain has stopped and the area dried out.

Depending on the nature and extent of the damage, this may result in an insurance claim.  In these situations, the scheduling of repairs will involve the insurance company and timing of repairs impacted by their schedules. 

Emerald Management & Realty Ltd. has 50 years of property management experience in Calgary, AB & area.  Locally owned and operated, our top choice team has the extensive knowledge and support systems in place to attend to your property management concerns with the goal of protecting your real estate asset and the residents who call the property “home”.

 

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Protect your home from water damage

Damage resulting from water is a hot topic with owners and insurance companies. In response to conversations with insurance brokers, owners and tenants about water damage, we have created some property management tips to help you protect yourself and your property.

 

Using Emerald Management & Realty Ltd.’s experience dealing with a variety

Emerald Management & Realty Ltd.

of different issues, we are proud to share our experience. 

 

Summarized as 3 simple tips, find out what you can do to prevent a water leak and how to respond in the event you experience a water loss:

 

TIP #1: Before you move in:

Review the condominium bylaws and your mortgage to make sure you understand what you are required to insure. You can take the bylaws to your insurance broker who understands your account to discuss your insurance needs. The following are some questions to review with your broker:

  • What do I need coverage for?
  • What are my deductibles in the event I have a loss?
  • Could I be responsible for the Corporation’s deductible if the loss is my fault? If so, can I get a deductible rider for such situations?
  • If there is major damage to the property and I have to move-out, how are my living and mortgage expenses covered?
  • What are considered “improvements and betterments” and I am covered?
  • If I am away from my home do, I need someone to check on it? If so, how often?
  • Do I have enough coverage for improvements, contents (i.e. clothes, furniture, electronics, etc.,), special assessments, liabilities, etc.?
  • If I am renting out my home, do I need any different types of coverage (ie) coverage for lost income in the event of an insured loss? 

TIP #2: Now that you’re home, remember:

Keep your emergency contact information handy and know where the water shut off valves are.

In the event of a leak, know who to call and when. Emerald Management & Realty Ltd. can be reached at its 24-hour emergency line: 403-237-8600. For useful emergency contacts visit our recent blog: “What is an Emergency”

Typically, the water shut off valves for your home will be:

  • Apartment: Usually there will be a shut off valve in any room where water is used. Example: under the bathroom sink or next to the toilet tank. In the event you have in floor heating, there should be a few valves in a closet or the laundry room. You can use these valves to turn off the water for your unit.
  • Single family home or townhome: Usually there will be a shut off valve in any room where water is used. Example: under the bathroom sink, next to the toilet tank. The main shut off valve is typically found in the basement or ground floor where the pipes come into the house. Don’t forget to check the garage if it is attached to the house. If you have an internal water meter, the valve will be on the pipe going to the meter.

FYI – Shut off valves for washing machines and dishwashers are typically located behind the machine on the pipes. Carefully turn the tap clockwise to shut off the water supply. Do not force the valve because you don’t want to break it.

TIP #3: Prevent water damage

There are some simple things you can do to avoid unnecessary water leaks.

  • Contract a professional when completing plumbing repairs, replacements or upgrades
  • Never leave running water taps unattended.
  • Don’t leave washers or dishwashers running when you are not home or while you are sleeping
  • Only use a toilet for what it was intended for. To keep your toilet and pipes clog-free, avoid disposing:
    • Baby wipes
    • Paper towels & tissues
    • Personal products: Q-tips, cotton pads, sanitary items, condoms, dental floss
    • Diapers
    • Cigarette butts
    • Kitty litter
    • Hair
    • Gum
    • Cooking grease and food
    • Bleach
  • Test your toilet for leaks periodically throughout the year by dropping some food colouring into the toilet tank. If the colouring appears in the toilet bowl, you have a leak.
  • Never leave a toilet running. Be sure it has stopped filling prior to leaving your home. If the toilet takes a long time to fill, there may be a leak in the tank or the fill valve may be stuck open.
  • If you will be away for an extended period, have a trusted friend or neighbour check in on your home. Often, your insurance policy will have a requirement that you need to have your home inspected regularly when you are away.
  • During cold weather, make sure your heat is set at a minimum of 15 degrees Celsius. Typically, this is a good rule of thumb, but your home may be different. Temperatures should register at 15-21 in cold weather to avoid frozen pipes.
  • During cold weather, never leave a window open. Temperatures can fluctuate quickly and a pipe can freeze in minutes.
  • If you experience a water or power outage, make sure your taps are turned to the “off” position.

Even when all the precautions have been taken, a leak can happen. In the event of a leak, a quick response is essential. This is why it is so important to know where your water shut off valves are and who to contact, especially at 2 am!

Prevention is key but If you experience a leak, the following action can help minimize losses:

  1. Turn off the water
  2. Turn off all electrical appliances in the area
  3. Grab a bucket and place it under the leak to catch the water, if possible
  4. If you live in an apartment style building and experiencing an extensive leak, check with your neighbours to make sure they aren’t flooding.  Vis-versa, if you are experiencing flooding and don’t know where the water is coming from, check with your neighbours to see if they are the source.
  5. Call Emerald Management & Realty Ltd. at 403-237-8600 and report the leak

These maintenance tips are an important step towards mitigating the risk of water damage and keeping any damage that does occur to a minimum.  Dealing with any type of leak and potential insurance claims doesn’t have to be frustrating.  By implementing these types you are arming yourself with the knowledge of what you can do to prevent an emergency situation

With over 40 years of property management experience, Emerald Management & Realty Ltd. is trusted to respond with experience and responsive systems to assist property owners and condominium boards with these types of stressful situations.  We value the opportunity to provide condominium management in Calgary & Area and available to discuss our services.  Contact us to find out more! 

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Insurance Insight 2019

 

Emerald Management & Realty Ltd. is proud of its insurance program that has been customized for the properties we proudly manage.  Many owners and condominium corporations opt into this inclusive program which is guided by the experts at Lloyd Sadd Insurance Brokers Ltd.

 

Recently there has been a shift in the insurance market that is impacting condominium corporations and multi-family rental properties across Canada.  In response, the Emerald team has been working aggressively on behalf of its clients to mitigate the financial impact from the changes in the market place to achieve the best rates.  The following is provided to give some insight on the work happening behind the scenes to maximize results.

 

Insurance Insight 2019

 

Trends for the past couple years have been deteriorating with the underwriting and claims experienced throughout Canada.  Poor investment returns by insurance companies have added pressure to the cost of insurance in the market place.  This has also resulted in some insurance companies exiting the property management insurance sector.  Despite some profitability being shown by some insurance companies, the industry as a whole appears to have come  to agreement and is currently focusing on underwriting profitability for a stable insurance marketplace. 

 

Insurance Insight 2019

 

In response to the recent changes that started being experienced in late 2018, Emerald’s triggered the negotiation process of its master insurance program and has been working with our independent broker, Lloyd Sadd Insurance Brokers, to aggressively seek the best coverage and pricing in the market place.  Further, we are ensuring that coverage is placed with financially sound insurers who have expertise in our property management sector and are known for excellent claims service. 

Further to these changes around the insurance environment,  Emerald continues to work on behalf of its clients to minimize the impact of this shift on pricing to maintain the benefits of our insurance program.   We continue to be focused on achieving the advantage of our low corporate rates, reasonable deductible levels, prompt claims management, rental revenue loss coverage, vacancy coverage … and more.

To discuss the Emerald Management & Realty Ltd. insurance program advantage and any concerns you have with your current property coverage please contact our team.

 

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2018 Changes to the Condominium Property Act and Regulation

 

Service Alberta is working to implement clear and modern legislation to support responsible self-governance of condominiums while working to protect the owners who form part of condominium corporations in Alberta.

The initial changes to the Condominium Property Amendment Act (CPAA) were passed by the Alberta Legislature in December 2014 with regulations bringing more than 50 amendments into effect on January 1, 2018 and April 1, 2018.   Service Alberta continues to engage the input of Albertans by online survey to assist with the development of governance and dispute resolution. The various engagement opportunities were established to support the development of fair laws for condominium owners, developers, condominium managers, condominium corporations and others.

Stage 2 of the Condominium Regulation Survey regarding governance is open for feedback until July 31, 2018.

Due to the complexity and scope of the amendments coming into effect, a staged implementation is planned to upgrade and modernize the laws and regulations impacting the many Albertans that choose to live and invest in the condominium industry.

First-stage regulations in effect since January 1, 2018 and April 1, 2018:

 

“Regulations that took effect on January 1, 2018 have:

Broadened the amount of information that developers must disclose to elected boards when the boards take over control of the corporation, such as technical documents and financial information.

Expanded the number of agreements that can be terminated by the first elected board of a condo to better protect condo owners from being stuck with a poorly negotiated agreement. The new laws allow for the inclusion of almost any agreement that may be in place during development, including landscaping agreements and maintenance agreements.

Formally recognized the ways in which an owner may call special meetings of the corporation. This empowers owners by allowing them to call for special general meetings.

Provided the government additional inspection powers and the ability to issue fines to developers, if the rules are not being followed.

Increased the penalty for offences, from $15,000 for an individual and $25,000 for a company to $25,000 and $100,000, respectively, or three times the amount gained by the offence, whichever is greater.

Regulations that took effect on April 1, 2018 have:

Required developers to provide buyers occupancy date so they know when their units will be ready, and concrete remedies, including the ability to end a contract, when the unit is not ready on time.

Required developers to provide more information to condo buyers, including occupancy dates, materials to be used to finish the condo, and other fees that the developer will charge the purchaser.

Increased protection for purchasers’ trust money by requiring it to be held by a lawyer instead of the developer and creating specific rules about how this money is handled.

Provided means for condo corporations to recover costs directly from the developer when the developer has deliberately underestimated expenses for things like maintenance and management, during the marketing process.

Established rules for notice and options for buyers when changes happen during construction that a buyer did not agree to.

Established new rules requiring parking spots for visitors and people with disabilities are listed in condo plans.”[1]

Second stage regulations:

The second stage of regulations (governance and dispute resolution) are currently under review and the deadline to provide your input in this stage of consultation is July 31, 2018. Take this survey today to help the government get the Regulations right please provide your feedback at: https://extranet.gov.ab.ca/opinio6/s?s=40491

Other highlights of the changes to be implemented include:

  • Update of voting rights
  • Licensing of condominium managers by the Real Estate Council of Alberta (RECA). Condominium manager education and licensing regulations is under collaboration between Service Alberta and RECA with more information to be released later in 2018. For more information about the licensing for Alberta’s condominium management industry, please visit RECA’s Condominium Manager Regulation Consultation Paper.
  • Better training of condominium board members.
  • Disclosure rules and remedies applicable to sales agreements

Third stage regulations:

The third stage will establish a condominium dispute tribunal, its jurisdiction and its structure. The tribunal is intended to be an affordable and efficient forum to resolve condo disputes between condominium boards, owners, occupants, and other interested parties. It is anticipated that it will be more affordable and efficient way of resolving disputes in comparison to the traditional court system.

Recognizing that the CPAA amendments are slowly being implemented (with some areas still under review), Emerald Management & Realty Ltd. continues to monitor and improve to existing protocols and procedures as required to ensure compliancy with governing legislation.  Emerald is proud of its commitment to the property management industry as a licensed brokerage with RECA with a focus education and licensing for over 40 years in Calgary, AB and area.

Additional Resources:

[1] https://www.servicealberta.ca/Consumer-condominiums.cfm

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