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Ministerial Order Impacts Condominiums

Ministerial Order Impacts Condominiums

 

Earlier this month, the Honourable Nate Glubish, Minister of Service Alberta, issued a Ministerial Order under the authority of the Public Health Act.  The Order issued on April 9, 2020 was to temporarily modify provisions in several acts and regulations related to timelines, location and distance, as well as utility payments and access to information requests. 

 

This Order highlights the governments awareness that responding to the pandemic has challenged the ability and capacity for many organizations to comply with aspects of existing legislation and regulations.  Service Alberta anticipates that these temporary changes in place for the duration of Alberta’s State of Public Health Emergency, will help businesses, public bodies and non-profits as they focus their efforts on responding to COVID-19.   

The following is a highlight and summary of the temporary modifications made to the Condominium Property Act:

 

  • Section 10.1 now states that the interim board holds office until a board is elected pursuant to Section 29 and, for greater certainty, will continue to hold office in the event a meeting under Section 29 is delayed.
  • Section 24.1 (4.1) now states that a person, other than a person who regularly resides in a unit, is not entitled to enter a unit under (3) unless expressly or impliedly invited by a person who regularly resides in the unit, if
    • (a) any person who regularly resides in the unit is self-isolating, in quarantine, or displaying symptoms consistent with the pandemic COVID-19 or has tested positive for COVID-19; or
    • (b) the person seeking entry is self-isolating, in quarantine, or displaying symptoms consistent with the pandemic COVID-19 or has tested positive for COVID-19. 
      •  💡 The temporary modification to Section 24.1 (Right of Entry) does not impact the Condominium Corporation’s right to enter in the case of an emergency. 
  • The requirements for the developer to convene a general meeting under Section 29(1) is suspended.
  • The ability of an owner to convene a meeting under Section 29(2) is suspended. 
  • The requirement for an annual general meeting to be held under Section 30 is suspended.
  • The requirement to convene a special general meeting on the request of an owner under Section 30.1(4) is suspended.
      •  💡 Opportunity to check with your legal counsel to confirm if your Bylaws have provisions on how virtual meetings could be handled in the future. 

The Condominium Property Regulation has been modified as well:

 

  • Section 20.1(d) now includes events leading to a declaration of public health emergency under the Public Health Act as events that may delay occupancy beyond the final occupancy date for a unit, without liability for damages and without giving rise to a right of rescission by a purchaser.
  • The 5 year time period to carry out a reserve fund study, prepare a reserve fund report, approve the reserve fund plan, and provide owners with copies of the reserve fund plan since approval of the most recent reserve fund plan under Section 30 is suspended.
      • 💡 Great opportunity to review what your Condominium Corporations can proceed with at this time where possible. 

Also, the Consumer Protection Act, has been to modified to state that:

 

  • (3.1) Between the period of March 17 and June 18, it is an unfair practice for any person to charge a supplier of power or heat sub-metering or any individual, including landlords or condominium corporations, to refuse to defer payments subject to the sub-metering arrangement upon the request of an individual subject to the sub-metering arrangement, and may not disconnect service under a sub-metering arrangement between March 18 and June 18.
  • This change is in support of the utility bill payment extension resulting from the government directed optional utility bill payment deferral plan.

Click here for a complete copy of the Ministerial Order (Sections 17 & 18).  Questions about these changes can be direct to J.D. Crookshanks, Statute Administrator for the Condominium Property Act and Real Estate Act.  You may also wish to review these changes in detail with your legal and property management team, as this information is provided as a general update of the temporary changes implemented. 

Emerald Management & Realty Ltd. offers a wide range of condominium management services for condominium corporations and their Board of Directors.  The above information is a sample of the supplemental information often included with the delivery of the monthly operating statements provided to our valued clients.  As we have been for several decades, during the COVID-19 pandemic – we continue to be available  24/7 and we are proud to recognize the valued dedication and support of our valued team members and service providers.  We are here to help and will get through this together.


COVID19: Rent & Condo Fee Payment Information

March 25, 2020 March 27, 2020

 

 

 

 

 

Emerald Management & Realty Ltd. is committed to delivering safe, reliable service to our customers and communities as it has 24/7 for the past several decades. 

Our team at Emerald understands that the evolving COVID-19 situation is having an impact on our respective team members, customers and communities.  In response, we have implemented work at home protocols to minimize any disruption to your property management services.  This is a difficult time for everyone and it continues to evolve on a daily basis. 

Currently, the April 1, 2020 rent and condominium contributions are due as usual.  Again, we understand that you might be experiencing unprecedented financial difficulties because of COVID-19.    

If you have been impacted by COVID-19 and are experiencing hardship, call us today at 403-237-8600 to discuss what options are available.  Your property manager and our customer service representatives are available to discuss a plan with you.   Cases will be handled on a person-by-person basis.   

We will work with the owner of the property (for those in rental properties) and the Board of Directors (for those who own a unit in a condominium corporation) to discuss a payment plan to provide for flexibility during this challenging time. Payments can be made online at: PreAuthorized Payment Form.  Our goal is to keep you safe in your home and we look forward to working together to the benefit of all involved.  

This is what you can also do right now:   

Contact Employment Insurance: Access financial support for Employment Insurance (EI) at  https://www.canada.ca/en/services/benefits/ei/ei-sickness/apply.html

Contact Service Alberta:  Any Albertan in self-isolation may be eligible for an emergency self-isolation payment. For more information on emergency isolation support, visit: www.alberta.ca or https://www.alberta.ca/covid-19-supports-for-albertans.aspx#toc-1 

Contact your Mortgage/Loan/Utility Company:  Apply for emergency deferral relief. You may also apply for flexibility on personal payments. Recognize it will not be free as you may incur interest and will need to come to an agreement on how the amounts will be repaid. Discussing your options could make it less costly in the long run. 

Contact the Government of Canada for a list of updated financial programs available: https://www.canada.ca/en/department-finance/economic-response-plan.html 

Contact Service Alberta for a list of updated support for Albertas: https://www.alberta.ca/covid-19-supports-for-albertans.aspx

Contact Service Alberta for updated information for Renters: https://www.alberta.ca/coronavirus-info-for-albertans.aspx?gclid=EAIaIQobChMI8eOomuzC6AIVTxetBh2A3ArcEAEYASAAEgIMsPD_BwE

If you need additional support or find yourself in a crisis situation, the following Agencies may be of assistance:  

  • Distress Centre: 2-1-1 
  • Alberta Works: 1-866-644-5135 (emergency needs allowance for Albertans)  
  • Bow West: 403-804-9826 (one-time basic needs fund)   
  • Sunrise Community Link: 403-204-8280 (one-time basic needs fund)   
  • CUPS: 403-717-0922 (crisis intervention fund)   
  • Aspen: 403-219-3477 ext. 177 (for families) 
  • Children’s Cottage: 403-242-8575 ext. 230 (for families)   

Emerald Management & Realty Ltd. is committed to the health and well-being of our residents. We continue to work with stakeholders and monitor government supports to help our team and residents through this crisis. We are available 24/7 and could not do this without the dedicated support of our team members and service providers.  We will get through this together. 

 Thank you again, for being a valued member of our Emerald community and the opportunity to be your property management company of choice! 

 Please stay safe & healthy!  

 


COVID19 Financial Support

March 20, 2020

 

 

 

 

 

We are receiving inquiries regarding rent and condominium contribution payments and we are working diligently to respond to all messages as quickly as possible. On behalf of everyone at Emerald Management & Realty Ltd., let us start by saying we appreciate your patience.   

COVID-19 is having a devastating effect on us all. In addition to those diagnosed with the virus, this current health crisis is disrupting life and business for everyone in our community.  

Right now, both the Federal and Provincial Government are working on plans to provide support for debt and household financial relief for support of things like monthly payments on utility bills, mortgages, tax deferral, condominium contributions and rent.  Currently, the payment of rents and condominium contributions has not been waived and/or suspended. 

Six of Canada’s biggest banks announced plans on March 17, 2020 to provide financial relief to Canadians impacted by economic consequences relating to COVID-19.  The press release can be read at: TD Bank Group Press Release.  Individuals and businesses are directed to contact their banks for more information.

The impact of this pandemic is evolving by the hour and we are all anxious to know what the fiscal stimulus package will include.  

Here is what you can do right now:  

Contact Employment Insurance. Access to financial support has been expedited as the Federal Government has waived the one-week waiting period for Employment Insurance (EI) to assist workers and businesses. Further measures will be taken for Canadians who are not eligible for EI sickness benefits.  
https://www.canada.ca/en/employment-social-development/corporate/notices/coronavirus.html 

Canada’s COVID-19 Economic Response Plan: 

https://www.canada.ca/en/department-finance/economic-response-plan.html#individual 

Contact your local Member of Parliament. Contact information can be found online for every riding, visit: https://www.ourcommons.ca/members/en and express your concerns.

Keep yourself informed with reliable information.  Monitor hourly and daily government updates with respect to action being taken by government organizations. Visit:  https://www.cpac.ca/en/programs/today-aujourdhui/

If you need additional support or find yourself in a crisis situation, the following agencies may be of assistance: 

  • Alberta Works:1-866-644-5135 (emergency needs allowance for Albertans) 
  • Bow West: 403-804-9826  (one time basic needs fund)  
  • Sunrise Community Link: 403-204-8280 (one time basic needs fund)  
  • CUPS: 403-717-0922 (crisis intervention fund)  
  • 211: 2-1-1 (the distress centre)  
  • Aspen: 403-219-3477 ext. 177 (for families) 
  • Children’s Cottage: 403-242-8575 ext. 230 (for families)  

To discuss payment arrangements, please contact your Property Manager via email or make payment arrangements online by visiting our on-line PreAuthorized Payment Form.  Our customer service representatives will also be available to take your calls. You can also make service requests or inquiries online by visiting: Maintenance Request Form.   

Again, this situation is evolving by the hour and we will do our best to keep you informed.  
 
Please stay safe and healthy. 

We will continue to keep you updated through our website and social media channels as news is announced at: 
www.emeraldmanagement.com/blog | Facebook  

 


Property Management Release – COVID19

March 15, 2020

 

 

 

 

 

 

To our Clients, Residents & Community:

The health and well-being of you and your family are our top priority.  Due to the recent progression of COVID-19 and its potential impact, we want to let you know how Emerald Management & Realty Ltd. (“Emerald”) is responding.  We understand this is a difficult time for all and we are in unprecedented territory right now. We appreciate your patience as we work to support you.

As we have for decades, Emerald stands as your trusted property management partner to help you through this disruption. You can continue to connect with us 24/7 at www.emeraldmanagement.com and by telephone at 403-237-8600. We will also post updates on our social media channels and blog located on our website.

As of the current time, we are no longer accepting unscheduled walk-ins to our office to assist to help slow the spread of the virus.  During this unprecedented time, for the protection of our team members and customers, we have implemented the following protocols regarding:


Emergencies


If you are experiencing an emergency such as a life-saving event or fire, please call 911 first.  If you are experiencing a maintenance emergency such as a flood, elevator breakdown, or no heat in winter, please call our 24-hour phone line, 403-237-8600, for immediate assistance. For more information on what qualifies as an emergency, please click here.


Payments


In an effort to limit exposure to the public and our team members, rental payments and condominium contributions will be accepted electronically. If you are not already set up on our Pre-Authorized Program, you can access forms and information available here.


Administrative Requests


To update contact information please click here.  For administrative assistance, to order keys and fobs, request an intercom listing update, or book an elevator, please email general@emeraldmanagement.com, or call 403-237-8600. 


Maintenance Requests


To complete a maintenance request online please click here.  Maintenance requests are subject to review and approval by your Property Manager. In the event you are in self-isolation or quarantine, please advise our team in advance so that we can implement appropriate measures for the health and safety of all involved.


Leasing Inquiries


Please visit our rental listings at: www.emeraldmanagement.com/current-listings for current and upcoming rental availability. We will work with you to attend viewings and accommodate schedules. Leasing agents can be reached at 403-237-8600.

Stay Healthy! …

To help prevent the spread of COVID-19, Alberta Health Services has provided the following recommendations on their website, (https://www.albertahealthservices.ca/topics/Page16944.aspx):

We take sanitation, hygiene and wellness seriously. We have asked all employees to increase their vigilance with regards to the cleanliness and sanitation of the properties within their care.  Extra hand-washing, the use of appropriate Personal Protective Equipment (PPE) and additional cleaning is required during this time for the protection of everyone.  This includes but is not limited to: extra precautionary cleaning measures in buildings (touch point areas such as door handles, knobs, mailboxes, common area surfaces, elevator panels, buttons and handrails should be cleaned daily with disinfectant – alcohol based wipes; extra cleaning supplies will be required).  Please direct any questions or concerns to your Property Manager or any of our team members.

Individuals, governments and organizations around the world are working rapidly to adapt to the coronavirus. Thank you for your business, and for placing your trust in Emerald Management & Realty Ltd.  We will continue watching, listening and learning.  As this situation is evolving by the hour, we will do our best to keep you informed and be responsive to your inquiries.  Please stay safe and healthy.

 

Thank you again, for being a valued member of our Emerald Management & Realty Ltd. community and the opportunity to be your property management company of choice!