CONDO BUZZ - Condominium Safety - CCI Huronia

PRESIDENT’S FIRE SAFETY ELEVATOR SUMMER
 MESSAGE Q&A SAFETY TIPS CONTESTS!

 CONDO BUZZ

Condominium Safety
 Your Condo Connection

CCI HURONIA SUMMER 2021 NEWSLETTER 1

PRESIDENT’S MESSAGE

As we embrace the fantastic northern Ontario summer weather, landscape and opportunities for
travel and adventure, this is a fitting time to be reflective. Since March 2020, our condo and non-
condo world has been enveloped in a pandemic that seems to move about with a life cycle of its own
creating ongoing angst with controlled lockdowns, shut-downs, rules, restrictions, guidelines, and
more data announced daily than the average person has time to consider let alone fully
comprehend. A condo owner last week referred to the pandemic as a battle between unseen forces
requiring unsuspecting human troops to rally from day to day with no target upon which to aim for
and place a flag. Seems like a good description!

Condominium community leaders have made their presence known, stepped up and continue to do
so daily. It is a remarkable evolution of inspiring shared living environment triumphs that rise
continuously. So, on that note, let’s take a moment to say thanks to the volunteer directors,
committee members, mask sign posters, hand sanitizing station fillers, cleaners, concierge, trades
and your entire condo community for the efforts made and considerations afforded.

Now, more than ever, we need to stand strong and have faith that we are resilient, empowered
through unity and destined to succeed. On behalf of the CCI Huronia Board of Directors, our
Chapters across Canada and all those who support CCI, please accept our best wishes for a frivolity
filled summer of outdoor enjoyment the likes of which may furnish the impetus to appreciate our
great outdoors just a little bit more. Be well and give care!

Debbie Dale
President, CCI Huronia

Photo Credit Richard Murray

CCI HURONIA SUMMER 2021 NEWSLETTER 2

TIPS FOR SUSTAINABLE FIRE SAFETY & FIRE CODE COMPLIANCE

Fire Safety has always been an important topic for me. Now, with more people being home because
of COVID we are seeing a significant increase in home fires and home fire fatalities. This makes this
topic even more important than ever for corporations, Board of Directors and individual unit owners!
So how do you keep your buildings and your people safe? I have compiled some of our most asked
questions and answered them to help you maintain sustainable Fire Code Compliance.

Who is Responsible?

We are all responsible for our own life safety! But in the world of condominium there is required to
be a defined line of responsibility for fire code compliance. This includes the checking and
maintenance of life safety systems and fire safety planning. Do you know what the condo corporation
is responsible for versus what the contractors are responsible for versus what the unit owners are
responsible for in your building? Whether you are a resident, a Property Manager, or a Board
Member, you should know this. You should be able to find fire safety responsibility information in
corporation communications, the fine print of rules and responsibilities or in your declaration.

There are three primary areas of fire safety responsibility 1) what each individual unit owner is
responsible for 2) what the corporation has care and control over and is responsible for and 3) what
responsibility is downloaded to your contractors for inspecting, testing, and maintaining your life
safety systems. In principle this seems easily defined. In reality, implementation is not always as clear
and, in some cases, there may be shared responsibility.

Ultimately, the responsibility is on the corporation to maintain Fire Code Compliance! To have rules,
to communicate what owners are responsible for, to ensure regular inspections are completed and
to maintain records. However, as defined by our courts, life safety is a shared responsibility.

Evaluate your fire code compliance obligations, know your duties as a corporation, train your staff on
their responsibilities, know what your contractors are responsible for and what they are not,
communicate residents’ responsibilities to them clearly, and remind them frequently.

CCI HURONIA SUMMER 2021 NEWSLETTER 3

What do you do if the fire alarm or the smoke alarm goes off in your unit?

What to do in a fire alarm is one of the leading questions that arises from condominium owners and
managers that I speak with frequently.

What amazes me is that when I ask people if they know someone or if they themselves have ever
been in a fire situation, almost everyone has a story. But when I ask what they would do if they had a
fire in their building or complex the same people often are not sure. Let’s talk about why.

How to react in a fire scenario is a very broad question. What if the fire is in your unit, the corridor is
full of smoke, or you think it is just another nuisance alarm? What if you have the flu, had recent
surgery or are looking after someone who can’t easily leave? All great questions. That means the
answers to your questions of what to do when the alarm goes off may vary.

The Fire Marshal of Ontario has a stay or go policy that basically states if you can go, go. If you have
to stay, there are steps to take to ensure your safety. You can find the Stay or Go Policy Here.

Not all buildings are the same and not all occupancies are created equally. For example, a building
with a high percentage of seniors may be advised or have in their fire safety plan for residents to stay
in place. Circumstances vary, staying or leaving may depend on the fire event, your ability to leave,
the life safety equipment or staff in your building or townhome. The clear answer is to be prepared.
Find out what is in your fire safety plan for your building and for residents. Then be prepared to stay
to go.

What is Part 7 – Smoke Control?

Part 7 of the Ontario Fire Code refers to integrated checking, inspection, testing, notification, and
maintenance of Fire Emergency Systems in High Rise buildings. Buildings over 18 metres (approx. 7
stories + up) require quarterly integrated operational testing of Emergency Voice Communication,
Elevator (emergency operations) and Smoke Control Systems including Automatic doors, Dampers,
Pressurization fans. This testing is typically outside the scope of service companies and requires an
integrated test specialist. A test procedure must be developed and stamped by a professional
engineer.

How do you know where to find your buildings compliance obligations?

It's all in your Fire Safety Plan (FSP)! Each area of your building and systems to be maintained are
outlined in your fire safety plan. The FSP is not always clearly understood, responsibilities have to be
effectively assigned to staff and contractors and building specific training conducted to ensure the
actions are completed and recorded properly. Residents must be informed of their obligations and
should be informed of building fire safety features. The Ontario Fire Code also requires your fire
safety plan to be reviewed at a minimum of once per year and at intervals where updating is
required.

CCI HURONIA SUMMER 2021 NEWSLETTER 4

Quick Q & A of some fire safety
questions that you have raised
d u r i n g re c e nt C C I - H u ro n i a
webinars:
Q: Who is responsible to check dryer vents
and at what interval?

A: In general, the homeowner is
responsible to check dryer vents; in the
dryer and behind the dryer or in remote
unit lint traps. The building is generally
required to check common laundry rooms
and all systemic flues and venting systems.
Some buildings mandate or offer in unit
dryer cleaning and include in maintenance fees or charge back.

Q: Who should maintain Smoke Alarms?

A: Depending on the age of the unit some smoke alarms are battery operated while others are
hardwired into the building electrical system. If the smoke alarm has a test button it should be
checked by the unit owner monthly and at any intervals where there is no one in the suite for two
weeks. Most individual condo townhomes are responsible to check their own smoke alarms. Most
stacked or multi- story condos smoke alarms are tested annually by staff or the fire alarm service
provider.

Q: What fire safety records are to be maintained by the Corporation?

A: The fire code and fire safety plan depict maintenance records are to be kept for two years and fire
drill records for one year. This includes all fire code safety system periodic testing, inspections and
maintenance records by contractors and staff for fire extinguishers and hoses, sprinkler, hydrants,
exit signs, means of egress fire doors, suite doors, and emergency lighting, generators, fire alarm,
emergency voice, fire elevators, smoke control, part 7 integrated testing, flues, fire dampers, fire
drills and training. These records can be assembled in one location, or a record kept of which service
rooms they are held in for maintenance and fire department review. Some systems, such as sprinkler
systems, have periodic testing over the years and records should be retained permanently of these
incremental tests.

You are not expected to be Fire Code experts. When in doubt ask questions and rely on your experts.

Michele Farley,
FCS Fire Consulting Services Ltd.

CCI HURONIA SUMMER 2021 NEWSLETTER 5

COMMON ELEMENT ETIQUETTE

As we emerge back into society, we thought the following common element etiquette rules would be
helpful. Etiquette is not about using the right salad fork, it is about self- respect and respect for
others:
1. Clean up after yourself and your guests when using the common elements and return things in
 good order.
2. Adhere to your condominium’s rules and protocols, especially governing COVID.
3. Know your audience: Be thoughtful about how your use of the common elements may impact
 your neighbour’s use of the common elements.
4. Make sure you tip, I am just kidding but showing gratitude to your condo’s team from property
 managers to cleaners can go a long way.
5. Say “excuse me”, I am not kidding, it is a small courtesy.
6. Don’t store your kayaks, canoes, bikes and paddle boards on the balconies or lawns. Keep your
 community looking great and don’t diminish the view even if you love your paddle board.
7. Hold the Door for the Person Behind you with your foot or elbow.
8. If you are taking a call on the common elements, remember not everyone wants to be on the call
 with you or be open to taking questions.
9. Give people a pass…don’t you ever have a bad day and need someone to give you a break.
10.Don’t be on the common elements if you are not feeling well.
11.Don’t invade other people’s space. Stay socially distanced.
12.Learn people’s names, creating a connection, helps create community.
13.Clean up after your Pet and don’t let them defecate on the balcony, your neighbour will be upset.
14.Ask before posting pictures of people you don’t know.
15.Always get dressed before heading out onto the common elements, you never know who you will
 meet between the refuse chute and your suite door.
16.Have patience.
17.Ensure that your guests are permitted on the common elements and adhere to the above.
18.Teach your kids and grandkids good manners.
19.Wipe down machines when you use them.
20.Practice fairness and sharing of use on the common elements, they are owned by everyone.
Patricia Elia
Elia Associates - Condominium Lawyer

CCI HURONIA SUMMER 2021 NEWSLETTER 6

WATER SAFETY AND YOUR CONDO

Residing in a condominium that is situated on a lake or has hot tub, pool and/or pond is a huge perk
in the summer months, however, this perk comes with a significant amount of risk and exposure to
potential liability.

Under Sections 26 and 117 of the Condominium Act, 1998, S.O. 1998, c. 19 (the “Act”), a
condominium corporation has a duty to ensure that no condition exists or activity is conducted on its
common elements that is likely to damage the property or cause injury to an individual, and should
an accident occur on a condominium corporation’s common elements the condominium corporation
would be deemed to be the “occupier” for liability purposes. Accordingly, a condominium
corporation that has a body of water on its common elements has an obligation to ensure that the
presence of the body of water and use of same does not result in an increased risk of personal injury
or property damage since the condominium corporation could be held liable for any damages and/or
injuries sustained as a result of same.

A condominium corporation’s duty as the occupier of its common elements is set out in Section 3 of
the Occupier’s Liability Act, 1990, R.S.O. 1990, c. O-2 (the “OLA”), which provides, as follows:

1. An occupier of premises owes a duty to take such care as in all the circumstances of the
 case is reasonable to see that persons entering on the premises, and the property brought
 on the premises by those persons are reasonably safe while on the premises.
2. The duty of care provided for in subsection (1) applies whether the danger is caused by
 the condition of the premises or by an activity carried on the premises.
3. The duty of care provided for in subsection (1) applies except in so far as the occupier of
 premises is free to and does restrict, modify or exclude the occupier’s duty.

Section 3 of the OLA imposes an affirmative duty on a condominium corporation to ensure that its
common elements are reasonably safe by taking reasonable care to protect persons while on the
common elements from foreseeable harm. The standard of care expected of a condominium
corporation as the occupier of the common elements is one of reasonableness, not perfection. Thus,
a condominium corporation does not owe a duty to
provide safety in all circumstances, but rather a duty to use
reasonable care to prevent injury and damage from danger,
which is known or ought to be known.

The obvious foreseeable injury associated with any body of
water is drowning, however, it is also foreseeable that a
body of water and/or the area surrounding it could cause
other water-related injuries, such as spinal cord injuries,
concussions, traumatic brain injuries and fractures. For
example, diving in shallow water could cause a person to
hit their head on the bottom of the body of water, which

CCI HURONIA SUMMER 2021 NEWSLETTER 7

could result in spinal injury. At the same time, running and slipping on a pool deck could result
drowning as well as a concussion. Accordingly, in order to comply with the Act and the OLA, a
condominium corporation that has a body of water on its common elements should take reasonable
steps to protect individuals from the foreseeable risks associated with the body of water and
surrounding area by, at a minimum:
• prominently posting “No Diving” signs in the vicinity of any shallow areas;

• preventing individuals from diving off of any docks that are situated in shallow water by posting
 “No Diving” signs and erecting a barrier at the end of the dock to prohibit diving;

• posting “No Running” signs throughout a pool deck or a dock; and

• if the body of water does not require lifeguard supervision, posting “Caution” signs that comply
 with the requirements set out in any applicable municipal and/or provincial codes, by-laws,
 statutes and/or regulations.

In addition to the obligations set out under the Act and the OLA, most municipalities have by-laws
that specify safety features that must be implemented by property owners around any bodies of
water on their property, such as a fence of a certain height with a specific gate closure. Furthermore,
Ontario Reg. 565: Public Pools made under the Health Protected and Promotion Act, 1990, R.S.O.
1990, C. H.7 also stipulates safety, supervision, notice and occupancy requirements for public pools,
which include pools at condominiums that have six or more dwelling units.

Accordingly, before the temperatures rise and residents flock to a condominium corporation’s pool or
lake to cool down, it is imperative that the condominium corporation ensure that its operation,
maintenance and use of the body of water complies any applicable municipal and/or provincial
requirements, and that it takes preventative steps to protect all persons on the premises from the
foreseeable risks associated with the body of water and the surrounding area.

Ashley Winberg
Elia Associates - Condominium Lawyer

 TOP 5 ELEVATOR SAFETY TIPS

Elevators are critical pieces of any apartment or condo as they transport precious cargo (people)
every day. You don’t tend to get many comments when they are working well, but when they are
working improperly, they become a critical item because they affect mobility and, in some
circumstances, even safety.
Here are 5 elevator safety tips for anyone responsible for elevators:
1. If you are on a condo board or you are a property manager, understand that you have potential
 liability as the elevator code is written. “Every director or officer of a body corporate has a duty to
 take all reasonable care to prevent the body corporate from committing an offence under

CCI HURONIA SUMMER 2021 NEWSLETTER 8

subsection (1) 2000. c. 16 s 37 (2)” (TSSA Act 2000 & Regs). Check log books (MCPs) to make sure
 your maintenance is being performed as is legally required.
2. Trips & falls and door strikes remain the #1 source of injuries on elevators. Do periodic reviews of
 the elevators to ensure the elevators are stopping level at floors. Put your hand in the door
 opening to make sure that the door reopens when it senses an obstruction. If your elevators
 have the old manual strike door reopeners (get a quote immediately to replace them because
 they are a claim waiting to happen).

3. Confirm that your cleaning staff is monitoring the door tracks of the elevators to ensure that
 debris is not building up (i.e. vacuum them) and that carpets are not getting stuck in doors. Note
 this is most applicable in winter months. These items can lead to elevator shut down and thus
 mobility issues for your residents.
4. Keep track of any elevator issues you see or hear and pass on to the elevator technician. Keep in
 mind that your elevator technician may only be in your building once per month (or sometimes
 once per quarter, depending on the contract) so anything you can pass on is critical.
5. Inform your residents that elevators are statistically the safest means of transportation that
 exists. Numerous safety devices shut down elevators when irregularities occur. Injuries occur
 when people try to exit a shut down elevator. Stay calm, press the emergency call button and
 wait for the technician to come to release you. In medical emergency situations, the fire
 department can release passengers but a good elevator contractor should be able to release
 them quicker and with significantly less costly damage.

Rolly Mechler
Elevator One Inc. - Sales & Marketing Manager

 DOCK & SHORELINE SAFETY FOR CONDOS

Anyone that has lived or “cottaged” on waterfront in Northern Ontario knows that there are special
considerations that go in tandem with living in this environment that would not necessarily come to
mind for those that reside in urban areas. Add in the complexities of multi-unit living and you reach a
new level of The Unknown. Here are a few points for pondering as you take in the lovely waterfront
views…

Dock & Shoreline Inspections – Add docks and decks near the water to your regular site inspection
list. Check that finger docks are secured properly to the main docks as large boat wakes can loosen or
dislodge the hardware. If providing seating near the shoreline then be sure to maintain it as safe for
use and if it is placed on the docks, you must ensure that its placement does not impede traffic flow.
And lastly, vegetation at shorelines is a mandatory vegetative buffer essential for environmental
protection of the water - be sure to review your shoreline regularly and adjust as needed to ensure
long-term preservation. For tips check out FOCA’s website: www.foca.on.ca

CCI HURONIA SUMMER 2021 NEWSLETTER 9

Safety First! Swim Ladders & Life Safety Rings – If you have a dock or pier on water, you should have a
ladder to help individuals who may fall off the dock get back ON to the dock. And be sure to check it
regularly as part of your site inspection for securement. A life safety ring is an equally important
precautionary tool to have on hand in the event of emergency (and do not forget to inspect the life
safety rings annually and replace when worn, torn or rotten).

Prevention Pays – Consider signage for shallow areas if someone may be inclined to jump off a dock
and the water depth will not safely permit it (or if there are hazards that less familiar individuals may
not know to avoid – mark them with a buoy!). When in doubt a sign indicating that any use is at the
user’s own risk when stepping into the condo docks is a good recommendation. And remind any
boaters annually to dock and tie off securely and set their ropes at the dock edge neatly so that
someone does not trip when walking by.

Kirsten Dale
MCRS Property Management - Property Manager

 READY? SET? GO … WHERE’S YOUR GO BAG??

The residents stood in the snowy condo parking lot barefoot, pajama clad and unprepared on a
personal level for the rapid dash from the smoke-filled halls following a 1 a.m. kitchen fire. It was an
eerie scene to arrive at and remains fresh in my mind some years later. The nearby condominium
across the way opened its lobby doors in response to a prearranged reciprocal emergency planning
agreement set in place some years prior which the two condominium managers updated annually.
Step one – get everyone to safety and out of the cold. Check.

Some residents quickly realized how unprepared they each were for fleeing away from essential
items with no notice. The very few residents who had been afforded the ‘GO BAG’ info in the past
were prepared and were surprised their neighbours were in chaos. Let’s spread the word on the GO
BAG far and wide ASAP. It all starts right here. Right now. Here’s the scoop!

CCI HURONIA SUMMER 2021 NEWSLETTER 10

Essentials in an easy to carry bag stashed in the closet nearest to the exit door from your suite is
what we call the ‘GO BAG’. Various organizations have published handouts and emergency
preparedness should be a part of taking care of oneself and those we care for, and care about. Just
some of the items to have in your ‘GO BAG’ include:

• Extra car keys • Flashlight (small pocket size)
• A few days of medication, copies of • Hand sanitizer
 prescriptions and doctor info
• Extra eyeglasses (the old set is better than • Non-perishable snack and bottle of water
 nothing) and latest glass RX
• Walking shoes • List of important phone numbers
• Change of clothes • Light blanket
• Pet collar and leash • Diapers & baby food
• Bank cards and perhaps a bit of cash

Following are some links to resources about GO BAG planning that provide many ideas and tips to
draw from:
https://www.toronto.ca/wp-content/uploads/2017/11/91f4-OEM_HighRiseGuide.pdf
http://www.getemergencyprepared.com/forms/grabngo.pdf
https://www.redcross.ca/how-we-help/emergencies-and-disasters-in-canada/be-ready-emergency-
preparedness-and-recovery/get-an-emergency-kit

Ready? Set? Go! NOW you are READY! Please pass it on to your friends, neighbours and loved ones.

Debbie Dale
MCRS Property Management

CCI HURONIA SUMMER 2021 NEWSLETTER 11

WINE & WISDOM WITH CASEY FARLEY

It was such an honour to join the CCI Huronia Wine & Wisdom event on June 8th! The event 'was a perfect
blend of networking with fellow people from Condo Land and fun with wine!
The Wine Wisdom part of the evening focused on pairing wines with foods, which you can only do by tasting
them of course!

We started by discussing taste buds and the different taste regions on our tongue. We then moved into the
proper way to taste wine, which includes involving other senses like smell and sight, swirling the wine in your
glass to allow it to breath, smelling the wine before you taste it and swirling the wine around in your mouth to
the different tasting regions on your tongue to really bring out the complexities of a wine.
We tasted a white wine, Pinot Grigio, a red wine, Cabernet Merlot, and an Icewine, Vidal. With each wine we
tried a food item, lemon with the white, slated chips with the red and dark chocolate with the Icewine. We
discussed why these food items complimented and enhanced the flavours of the wines they were paired with,
what to look for when pairing a wine and what to avoid.

The breakout rooms between the wine sessions were a great way to share Condo Wisdom and enhanced the
wine sessions. This was certainly a perfect pairing!

CCI HURONIA SUMMER 2021 NEWSLETTER 12

SUMMER CONTESTS

Become a Top Chef this summer and WIN!!

Calling on all cooks and bakers!! It is time to get creative and show off your culinary skills with our CCI-Huronia
family. Do you want to be a Top CCI-Huronia Chef for 2021? This summer is your time to shine!

We will give you the ingredient and you can make the dish. It can be anything your heart desires; an appetizer,
main dish or desert, but it MUST include the ingredient of the month. Send a description of your dish along
with one photo to info@ccihuronia.com for your chance to WIN!!

There will be 3 top chefs recognized for each month, with the grand prize being a $50.00 gift card to Amazon.
The second and third place winners will receive a $25.00 gift card to Amazon.
July – Cream Cheese – Please send in your description and photo by July 31st, 2021.
August – Zucchini – Please send in your description and photo by August 31st, 2021.
We are looking forward to seeing everyone’s delightful dishes this summer!!

Renew your Membership for your chance to WIN!!
All new and returning members are eligible to win one of two prizes:
1. Condominium Corporation or Individual Member will win a registration to the April 2022 Director’s
 Course.
2. Professional Member or Business Partner will win a free ¼ page add in a future newsletter.
There is only ONE person that will win in each category and you have to renew before July 30th, 2021 in order
to secure a ballot for the contest.
Renew your membership online by following this link: 2021 Membership Renewal.

All contest winners will be announced in our next newsletter 

CCI HURONIA SUMMER 2021 NEWSLETTER 13

2021 WEBINARS

Did you know that we recorded ALL our webinars this year? Zoom Meetings
Please click on the link below or copy and paste to revisit these
informative webinars. https://ccihuronia.com/events/past-webinars

Webinar Recap

• January 12 - Condos and COVID Update Webinar
• January 27 - Intro to Condos Course
• February 19 - Lunch and Learn Webinar - Highlight into 2020
• March 26 - Lunch and Learn Webinar - 10 Fire Prevention Tips for
 Condos
• May 14 - Lunch and Learn Webinar - Condo Catch Up

Upcoming Webinars

• September 10 - Lessons Learned from Recent and Tragic Condo Collapse in Florida
• October 22 - Topic TBA
• November 19 - Topic TBA
• December 17 - Topic TBA

 SPONSORSHIP OPPORTUNITIES

 Promote Your Business!

 CCI Huronia is continuing with our successful webinar series
 in 2021! Join the many sponsors who have used these
 webinars to promote their business to our viewers from across
 the province. With all in-person conferences and events still
 being cancelled in 2021, sponsorship opportunities and the
 ability to expose your business to potential clients is limited.
 Our webinars are a great opportunity to remind your clients
 and potential clients that you are there for them.

 Stay tuned for Fall & Winter 2021 Sponsorships
 Opportunity.

 MEET THE BOARD

CCI HURONIA SUMMER 2021 NEWSLETTER 14

NEW FROM CCI-NATIONAL

The LCCI designation is open to any CCI member who provides goods and/or services, through annual
employment time and volunteer time, to or within the condominium/strata/co-propiete industry. The
designation is open to any particular profession or trade.

Click here for additional information: https://cci.ca/about/lcci-designation

CCI HURONIA SUMMER 2021 NEWSLETTER 15