Canada: Window Leaks Cause Damage, Create Perplexing Question

Last Updated: June 11 2015
Article by Robert Noce

Q: When my condo was built, only my unit and the unit above it had floor-to-ceiling windows, due to the exterior design of the building. These windows were installed with inadequate insulation, and leak into the inside during cold weather. This has not only damaged the woodwork, but has created mould in my unit. I have tried working with the property management company, but they keep trying fixes that are cheap and ineffective. I have also proven that I am not causing any increase to humidity within the unit. I think that the condominium corporation is responsible for fixing the exterior windows. Am I right?

A: The Condominium Property Act sets out the means of determining the boundaries between units and common property by reference to the registered condominium plan. Before September 1, 2000, all doors and windows were part of the units unless otherwise stipulated in the condominium plan. After September 1, 2000, the presumption was reversed by the present section 9(2)(b) of the Condominium Property Act. The Condominium Property Act Regulations contained a transitional provision (open for two years) that allowed owners of existing condominiums (registered prior September 1, 2000) to pass a special resolution to amend the registered condominium plan, making doors and windows part of the individual units.

Helpful Hint: You may want to consult a lawyer to give you an opinion on who is responsible for your windows.

Q: My mother and I received a $250 fine from our condominium corporation for failure to remove a vehicle from the parking lot on snow removal day. They have provided photo images as proof of violation, but the photos are low quality and not date stamped. We think the photos are fake. We have been told that we need to prove that we were not parked there on the dates alleged. Is this true?

A: The short answer to your question is 'no.' If the bylaws allow a condominium corporation to issue a fine, then they can do so. However, the onus is on the condominium corporation to prove a breach of the bylaws that warranted the fine. This approach is set out in the Condominium Property Act.

Helpful Hint: Condominium corporations require evidence to support a fine, and it is up to the board to decide whether or not to issue a fine.

Q: My condo unit has had water leakage from the deck doors into the indoor living area when it rains. This has occurred over a number of years and, despite my requests, has not been rectified. An engineer completed an evaluation of the problem in July 2014. I have asked for a copy of the report but the information is being withheld. Do I have a right to the information?

A: I am assuming that the condominium corporation hired the engineer to investigate the issue. Unfortunately, you do not have the automatic right to see that report. There may be information in the report that puts the condominium corporation in an awkward position or prejudices their legal position. However, I am hopeful that the condominium corporation will at least explain to you how they plan to solve the problem and why the issues have not yet been dealt with.

Helpful Hint: Condominium corporations often get independent reports which are not necessarily available to the owners.

Q: I live in a condo where the first unit was sold in 2011, and there are still some unsold units today. On March 1, 2015, the developer rented out a unit with part of the rent going toward a downpayment, as a rent-to-own purchase agreement. Our bylaws do not say anything about this. Is this legal in a condo? The developer/owner has unsold units insured as vacant, including this one. The renter has insurance on this unit, but the developer feels that he does not need further insurance. Does the owner require insurance on this unit?

A: There is nothing illegal about an agreement that allows a renter to pay an owner of a unit over time to acquire ownership of the unit. The 'rent-to-own' agreement, as you call it, is legal. With respect to insurance, you have not indicated to me whether this is a traditional or bare land condominium. My answer will vary with respect to the type of condominium it is. If it is a traditional condominium corporation, then the condominium corporation is required to insure the units. The Condominium Property Act does not require individual owners to insure either their units or their unit contents.

Helpful Hint: Don't be afraid to ask your board these questions. Also, just to be extra clear, many owners choose to purchase insurance to protect their property from loss or damage.

Q: Our condo board recently received an estimate to repair a unit with water damage to the interior of the garage ceiling. The homeowner had a roofer inspect the area, and their opinion was that the current roof vents are not appropriate for Alberta's winter weather, allowing snow to enter the building and cause water condensation. The unit is in its original condition as at the time of purchase from the builder. Is the board responsible under the bylaws to repair this unit?

A: The answer to your question lies in your bylaws and condominium plan, which set out who is responsible for the repair.

Helpful Hint: Your bylaws and condominium plan are always a good starting point when trying to determine whether the condominium corporation or the unit owner is responsible for a repair.

Previously published by The Edmonton Journal

The content of this article is intended to provide a general guide to the subject matter. Specialist advice should be sought about your specific circumstances.

To print this article, all you need is to be registered on Mondaq.com.

Click to Login as an existing user or Register so you can print this article.

Authors
Robert Noce
Similar Articles
Relevancy Powered by MondaqAI
 
In association with
Related Topics
 
Similar Articles
Relevancy Powered by MondaqAI
Related Articles
 
Related Video
Up-coming Events Search
Tools
Print
Font Size:
Translation
Channels
Mondaq on Twitter
 
Register for Access and our Free Biweekly Alert for
This service is completely free. Access 250,000 archived articles from 100+ countries and get a personalised email twice a week covering developments (and yes, our lawyers like to think you’ve read our Disclaimer).
 
Email Address
Company Name
Password
Confirm Password
Position
Mondaq Topics -- Select your Interests
 Accounting
 Anti-trust
 Commercial
 Compliance
 Consumer
 Criminal
 Employment
 Energy
 Environment
 Family
 Finance
 Government
 Healthcare
 Immigration
 Insolvency
 Insurance
 International
 IP
 Law Performance
 Law Practice
 Litigation
 Media & IT
 Privacy
 Real Estate
 Strategy
 Tax
 Technology
 Transport
 Wealth Mgt
Regions
Africa
Asia
Asia Pacific
Australasia
Canada
Caribbean
Europe
European Union
Latin America
Middle East
U.K.
United States
Worldwide Updates
Registration (you must scroll down to set your data preferences)

Mondaq Ltd requires you to register and provide information that personally identifies you, including your content preferences, for three primary purposes (full details of Mondaq’s use of your personal data can be found in our Privacy and Cookies Notice):

  • To allow you to personalize the Mondaq websites you are visiting to show content ("Content") relevant to your interests.
  • To enable features such as password reminder, news alerts, email a colleague, and linking from Mondaq (and its affiliate sites) to your website.
  • To produce demographic feedback for our content providers ("Contributors") who contribute Content for free for your use.

Mondaq hopes that our registered users will support us in maintaining our free to view business model by consenting to our use of your personal data as described below.

Mondaq has a "free to view" business model. Our services are paid for by Contributors in exchange for Mondaq providing them with access to information about who accesses their content. Once personal data is transferred to our Contributors they become a data controller of this personal data. They use it to measure the response that their articles are receiving, as a form of market research. They may also use it to provide Mondaq users with information about their products and services.

Details of each Contributor to which your personal data will be transferred is clearly stated within the Content that you access. For full details of how this Contributor will use your personal data, you should review the Contributor’s own Privacy Notice.

Please indicate your preference below:

Yes, I am happy to support Mondaq in maintaining its free to view business model by agreeing to allow Mondaq to share my personal data with Contributors whose Content I access
No, I do not want Mondaq to share my personal data with Contributors

Also please let us know whether you are happy to receive communications promoting products and services offered by Mondaq:

Yes, I am happy to received promotional communications from Mondaq
No, please do not send me promotional communications from Mondaq
Terms & Conditions

Mondaq.com (the Website) is owned and managed by Mondaq Ltd (Mondaq). Mondaq grants you a non-exclusive, revocable licence to access the Website and associated services, such as the Mondaq News Alerts (Services), subject to and in consideration of your compliance with the following terms and conditions of use (Terms). Your use of the Website and/or Services constitutes your agreement to the Terms. Mondaq may terminate your use of the Website and Services if you are in breach of these Terms or if Mondaq decides to terminate the licence granted hereunder for any reason whatsoever.

Use of www.mondaq.com

To Use Mondaq.com you must be: eighteen (18) years old or over; legally capable of entering into binding contracts; and not in any way prohibited by the applicable law to enter into these Terms in the jurisdiction which you are currently located.

You may use the Website as an unregistered user, however, you are required to register as a user if you wish to read the full text of the Content or to receive the Services.

You may not modify, publish, transmit, transfer or sell, reproduce, create derivative works from, distribute, perform, link, display, or in any way exploit any of the Content, in whole or in part, except as expressly permitted in these Terms or with the prior written consent of Mondaq. You may not use electronic or other means to extract details or information from the Content. Nor shall you extract information about users or Contributors in order to offer them any services or products.

In your use of the Website and/or Services you shall: comply with all applicable laws, regulations, directives and legislations which apply to your Use of the Website and/or Services in whatever country you are physically located including without limitation any and all consumer law, export control laws and regulations; provide to us true, correct and accurate information and promptly inform us in the event that any information that you have provided to us changes or becomes inaccurate; notify Mondaq immediately of any circumstances where you have reason to believe that any Intellectual Property Rights or any other rights of any third party may have been infringed; co-operate with reasonable security or other checks or requests for information made by Mondaq from time to time; and at all times be fully liable for the breach of any of these Terms by a third party using your login details to access the Website and/or Services

however, you shall not: do anything likely to impair, interfere with or damage or cause harm or distress to any persons, or the network; do anything that will infringe any Intellectual Property Rights or other rights of Mondaq or any third party; or use the Website, Services and/or Content otherwise than in accordance with these Terms; use any trade marks or service marks of Mondaq or the Contributors, or do anything which may be seen to take unfair advantage of the reputation and goodwill of Mondaq or the Contributors, or the Website, Services and/or Content.

Mondaq reserves the right, in its sole discretion, to take any action that it deems necessary and appropriate in the event it considers that there is a breach or threatened breach of the Terms.

Mondaq’s Rights and Obligations

Unless otherwise expressly set out to the contrary, nothing in these Terms shall serve to transfer from Mondaq to you, any Intellectual Property Rights owned by and/or licensed to Mondaq and all rights, title and interest in and to such Intellectual Property Rights will remain exclusively with Mondaq and/or its licensors.

Mondaq shall use its reasonable endeavours to make the Website and Services available to you at all times, but we cannot guarantee an uninterrupted and fault free service.

Mondaq reserves the right to make changes to the services and/or the Website or part thereof, from time to time, and we may add, remove, modify and/or vary any elements of features and functionalities of the Website or the services.

Mondaq also reserves the right from time to time to monitor your Use of the Website and/or services.

Disclaimer

The Content is general information only. It is not intended to constitute legal advice or seek to be the complete and comprehensive statement of the law, nor is it intended to address your specific requirements or provide advice on which reliance should be placed. Mondaq and/or its Contributors and other suppliers make no representations about the suitability of the information contained in the Content for any purpose. All Content provided "as is" without warranty of any kind. Mondaq and/or its Contributors and other suppliers hereby exclude and disclaim all representations, warranties or guarantees with regard to the Content, including all implied warranties and conditions of merchantability, fitness for a particular purpose, title and non-infringement. To the maximum extent permitted by law, Mondaq expressly excludes all representations, warranties, obligations, and liabilities arising out of or in connection with all Content. In no event shall Mondaq and/or its respective suppliers be liable for any special, indirect or consequential damages or any damages whatsoever resulting from loss of use, data or profits, whether in an action of contract, negligence or other tortious action, arising out of or in connection with the use of the Content or performance of Mondaq’s Services.

General

Mondaq may alter or amend these Terms by amending them on the Website. By continuing to Use the Services and/or the Website after such amendment, you will be deemed to have accepted any amendment to these Terms.

These Terms shall be governed by and construed in accordance with the laws of England and Wales and you irrevocably submit to the exclusive jurisdiction of the courts of England and Wales to settle any dispute which may arise out of or in connection with these Terms. If you live outside the United Kingdom, English law shall apply only to the extent that English law shall not deprive you of any legal protection accorded in accordance with the law of the place where you are habitually resident ("Local Law"). In the event English law deprives you of any legal protection which is accorded to you under Local Law, then these terms shall be governed by Local Law and any dispute or claim arising out of or in connection with these Terms shall be subject to the non-exclusive jurisdiction of the courts where you are habitually resident.

You may print and keep a copy of these Terms, which form the entire agreement between you and Mondaq and supersede any other communications or advertising in respect of the Service and/or the Website.

No delay in exercising or non-exercise by you and/or Mondaq of any of its rights under or in connection with these Terms shall operate as a waiver or release of each of your or Mondaq’s right. Rather, any such waiver or release must be specifically granted in writing signed by the party granting it.

If any part of these Terms is held unenforceable, that part shall be enforced to the maximum extent permissible so as to give effect to the intent of the parties, and the Terms shall continue in full force and effect.

Mondaq shall not incur any liability to you on account of any loss or damage resulting from any delay or failure to perform all or any part of these Terms if such delay or failure is caused, in whole or in part, by events, occurrences, or causes beyond the control of Mondaq. Such events, occurrences or causes will include, without limitation, acts of God, strikes, lockouts, server and network failure, riots, acts of war, earthquakes, fire and explosions.

By clicking Register you state you have read and agree to our Terms and Conditions