CEDARBRAE GARDENS CONDOMINIUM CORP.

Transcription

1 CEDARBRAE GARDENS CONDOMINIUM CORP. Construction Approval Policy updated March 2016 This policy has been adopted to ensure that the interests of unitholders and residents, and the value of the common property, are maintained. The policy requires that you: provide an adequate description of the proposed modification to a unit understand the rules for the scheduling of work to minimize disturbance and risks to adjacent residents respect the impact of your work on the common property agree to comply with the requirements for inspections Approval of the submitted plans and renovation request is expressly conditional upon the owner agreeing to assume the cost of any additional maintenance or effects directly or indirectly caused or resulting from the modifications and may be required to rectify as necessary Any renovation shall be subject to inspection during and after by an appointed representative of the condo Board at the expense of the owner. At the Board s discretion, plans may be reviewed by a certified professional at owners expense. 1. Descriptions and Approval of the Work Drawings of the modifications to the unit and a brief description of the scope of the work must be submitted for approval to the condo Board of Directors through the Property Management Company. The Board will consider the request and provide a response within two weeks. The drawings must be similar in quality to that required by the City of Calgary for a building permit. Upon completion a set of unit drawings and construction phase photographs must be provided to the Board indicating that the criteria for the plumbing tie-in and utilization of common wall space has been respected (see below for more details). The drawings will include a floor plan, as well as wall elevations showing the existing condition and the proposed changes to internal walls or the surfaces of the external walls. Any modifications to walls containing common property services such as ducts or plumbing risers must be described and indicated. Cedarbrae Gardens was constructed to the sound and fire protection standards of the 1965 Building Code. Be advised there is asbestos in the sprayed ceiling surface and the drywall-taping compound that becomes airborne when disturbed. There is only one layer of drywall and a 1 layer of fiberglass sound insulation on each side of a single layer of steel studs in the common wall between units. The insulation of exterior walls in minimal. It is recommended that you include adding material to the external walls where possible rather than removing and replacing. Cover the ceiling rather than stripping. Cover the drywall of the external walls rather than stripping. To improve the sound insulation and fire protection of your unit, Insulate the common wall cavity with blown-in cellulose, patch the holes and apply a second layer of drywall. Electrical modifications such as the relocation of outlets or switches or the addition of new outlets must be indicated in the drawings. No modifications will permitted to the electrical lines in the floor and ceiling slabs. Additional outlets and switches can be run within the internal walls of the unit without being in conduit. No additional electrical lines will be permitted in common property external unit walls except to provide an outlet to the balcony. Cedarbrae Gardens' plumbing system was never designed for installation of washers in 171 individual suites, nor is there provision in the building design for outside venting of dryers or for electrical panel hookups to carry the electrical load for 171 dryers. Accordingly, owners are responsible for any plumbing or electrical issues caused by their washers and dryers, and dryers must be ventless. (See specs in this request form)

2 Cedarbrae Gardens Construction Approval Policy 2 No increase in the power supply to the unit, such as for 220-volt spa tubs, will be permitted. No additional circuits from the unit breaker panel can be provided. Hookups already in existence will be grandfathered. Any such installations in the future will be removed at the unitholder s expense. Power consumption by an electric fireplace heater has an excessive potential so they are not permitted. For your own safety please include the installation of hard-wired smoke/fire detectors in your plans. Include an electrical distribution diagram showing the utilization of the existing circuits and the proposed modifications. Again, no additional circuits from the unit panel can be provided. Please note that any modifications to the water supply lines MUST INCLUDE the installation of accessible shut-off valves at the points where the supply lines enter the units. The wet wall of the bathroom (shared wall between two units bathrooms) and the long wall of the tub (shared wall between the bathroom and hallway) are firewalls and must be retained as such. 5/8 drywall is required along the length of the wet wall. 5/8 cement board is required on the short side of the bathtub on the shower side to maintain the firewall. 5/8 cement board is required along the long side of the bathtub and is required to go to the floor in order to maintain the firewall (alternatively 1/2 drywall to the ground can be used, with 5/8 cement board from the ceiling to the tub is also acceptable; this configuration allows for a smooth tile transition). If the existing yellow fiberboard, which is located behind all the drywall along firewalls, is removed then an equivalent sound/fire-resistant insulation must replace it. An example of such is Roxul AFB (acoustical fire batt) in the appropriate wall thicknesses. For example, if your stud is 2.5" deep then you need 2.5" insulation. If your steel stud is thicker, then you need the equivalent in thickness for the insulation. If you are laying tile, first lay a waterproof membrane on the concrete floor, to reduce sound transmission into adjoining suites and reduce the risk of cracked tiles in the future. One popular underlayment is Schluter membrane; there are also other products on the market such as EasyMat Stone & Tile Underlayment. The underlay products are available from home supply stores such as Totem, Home Depot and Rona. If you are laying hardwood, engineered hardwood or laminate flooring, you need to address the issue of sound transmission into neighboring suites. There are many types of underlay to use to control structureborne or impact noise. The sound absorption of these underlays is especially important in condo buildings. The higher the IIC (Impact Insulation Class), or STC (Sound Transmission Class) rating, the better is the underlay. Your flooring replacement should have an IIC rating of 65 or higher. For more information on underlay options, please see Appendix I. As a courtesy to your neighbors below, seal the openings in the slab where the pipes run to reduce the sound transmission between units. In some cases we have experienced flooding from improperly connected dishwashers, so be sure this is well done by a competent licensed plumber. When drywall is being replaced in bathrooms, use concrete board rated for showers. When Cedarbrae Gardens was built 46 years ago, no provision was made for in-suite laundry hook-ups (i.e., the building was not wired for the extra electrical load, and extra taps were not plumbed into suites). Today, however, this is a standard feature in all new condos. The Board is often asked by owners if they can install in-suite washers and dryers. After some discussion, the Board wishes to advise that it will permit, based on approval of a Renovation Request form, apartment-style washers and dryers that plug into REGULAR electrical sockets. The washers are required to be tied into the water line within the suite by a professional plumber.

3 Cedarbrae Gardens Construction Approval Policy 3 NO DRYER VENTS are permitted through the building envelope so only VENTLESS dryers (also referred to as Condensation Dryers) will be permitted. Condensation dryer venting is done directly into the suite. Please be advised of the elevated risk of moisture buildup and possible mold within the suite during winter, when windows are closed. For an example of condensation dryers and washer/dryer combos that are now permitted, upon approval following the renovation request policy, please see below. (The Board does not endorse specific brands or vendors; this is for information purposes only): Washer/Dryer All-In-One Units: Vent less Dryers: WTB86202UC?gclid=COqHypzPvb4CFY0WMgodulMAxg&ef_id=Ubo- CwAAALnfNwqS: :s ***Please note that residents should not operate all major appliances at the same time when a TV, stove, dishwasher and washer/dryer are all drawing power at once, this increases the likelihood of a power switch shutting off, cutting electricity to a unit.*** 2. Scheduling When an approval for the work has been given, a notice must be fixed to the door of the unit indicating the proposed duration of the project, and the contact numbers of the contractor and the electrical and mechanical sub-contractors. Work-generating noise that could be disturbing to your neighbors is only permitted between the hours of 8:00 am to 6:00 pm Monday to Friday. Only if special permission is received from the Board is work to continue on Saturdays, and then only during the hours specified. No noise-generating work is permitted on Sundays. These restrictions are to ensure that your neighbors enjoy their evenings and weekends in peace and quiet. Notice must be provided to the Property Manager Montgomery Ross when any plumbing shut-off, ramsetting in the concrete or structure-borne noise is to be undertaken. The Corporation will require a minimum of 1 (one) weeks notice for shut-off of the common water supply and for noise-generating work. This will enable the Corporation to post notices to help minimize disruption to other residents. This will also enable other residents to take advantage if they need plumbing work to be done in their suites at the same time. All heavy construction supplies and garbage must be moved through the building either on rollers and packaged to prevent any damage to common property. Contractors must provide their own exterior container for construction. It is not permitted to use the internal garbage bins to dispose of any construction materials. The cost of any damage to common property will be assessed and charged through the arrears collection process described in the Condominium By-laws. Tradesmen are also responsible for cleaning the hallways of any dust, dirt or other messes generated by their work. 3. Qualified Tradesmen and Inspections All electrical work and plumbing work must be done by a licensed tradesmen. These tradesmen must provide a signed copy of the plans and descriptions of the construction certifying that the installations

4 Cedarbrae Gardens Construction Approval Policy 4 comply with current building codes and City of Calgary regulations. Photographs of concealed installations, taken when the tie-ins are complete, must be provided to the Board through the manager. If any work is suspected to be substandard or in contravention to this policy, the Board reserves the right to have the renovation/construction work inspected by providing 24 hours notice at any time during or after the renovation/construction work. If there is a dispute regarding the standard of the work or the impact upon common property and, if a professional inspection and services are required to achieve compliance, the charges for these services will be assessed against the unit as per the conditions of the Condominium By-laws. Appendix I Some underlay options; this is not an all-inclusive list: Cork Every cubic inch of cork contains millions of air-filled pockets which compress under pressure and regain their shape once pressure is removed. This is why cork is one of the best sound insulators and has a high IIC and STC rating. Shaw Silent Step Provides sound absorption For use over concrete or wood substrates on all grade levels Built-in moisture barrier to protect flooring Non-allergenic Anti-microbial mold and mildew inhibitor Durason Acoustical Underlayment DURA-SON is for installation under floated or double glue engineered hardwood floors. DURA-SON offers a high impact sound absorption with an open cellular structure made from recycled tire rubber bonded to fiberglass backing. It is environmentally friendly with 90% post-consumer recycled content and is 100% recyclable. Regular DURA-SON needs an extra moisture barrier if installed over concrete slab. Torlys 5-in-1 Safe and Sound Floor Underlayment Safe & Sound offers an antimicrobial shield and sound absorption in a single underlayment. Floor Underlayment Sound Cushion Impact Sound Insulator Self-Sealing Moisture Barrier Antimicrobial and Antifungal Protection Torlys Acoustic 4-in-1 Foam Underlayment Acoustical foam underlayment for floating floors. Floor Underlayment Sound Cushion Impact Sound Insulator Self-Sealing Moisture Barrier Torlys Total 3-in-1 Foam Underlayment This underlayment combines sound absorption, floor cushioning and a moisture barrier. Foam underlayment and vapor barrier with 3" self-seal adhesive overlapping edge. Floor Underlayment Sound Cushion Self-Sealing Moisture Barrier

5 Cedarbrae Gardens Construction Approval Policy 5 Sound Blocker 2mm thickness Mold & Mildew Resistant, Antibacterial Reduces Noise & Eliminates Hollow Sounds Insulates Floors Reduces Minor Floor Imperfections HiDensity Cell Technology for Improved Sound Absorption Waterproof Barrier Source: Application Form (lists to be attached where necessary) Owner Unit No. / Building No. Date of Application to Board of Directors: Proposed Commencement of Construction Date : Scheduled Completion Date : Description and Drawings Attached Contractor and Sub-contractors (Including a copy of the liability insurance and WCB coverage) Conditions applicable to this project

6 Cedarbrae Gardens Construction Approval Policy 6 Approval of the submitted plans is expressly conditional upon the owner agreeing to assume the cost of any additional maintenance or effects directly or indirectly caused or resulting from the modifications and may be required to rectify if necessary. Any renovation will be subject to inspection during and after by an appointed representative of the condo Board at the expense of the owner. Authorization: For the Board (sign above) Board Approval Date Acceptance of Conditions and Schedule By the Unitholder (sign above) Acceptance Date , fax or mail completed form to: Montgomery Ross & Associates #400, Street. S.W. Calgary, Alberta T2R 1J6 PHONE: FAX: sandra.williams@montgomeryross.ca