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CENTRAL 1 O.C.S.C.C. No. 903 Information Session Flooding – June 22, 2017. Agenda. Introductions Objective Overview of Event Completed and Planned Insurance Overview Questions. Introductions. Board Members Marty van Gaal – President/Chair Rick Butson – Secretary
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CENTRAL 1 O.C.S.C.C. No. 903 Information Session Flooding – June 22, 2017
Agenda • Introductions • Objective • Overview of Event • Completed and Planned • Insurance Overview • Questions
Introductions Board Members • Marty van Gaal – President/Chair • Rick Butson – Secretary • Krista Nonnenmacher-Biddiscombe – Director Property Manager (Taggart Realty Management) • Michelle Compton Insurance • Sue Conlin – Aviva Canada – Insurance Adjustor for the claim • Marie Harris – Smith Petrie Carr & Scott Insurance – Insurance broker for Corporation Contractor Services • Jamie Rose – Vcat Building Services Inc – Contractor hired by the Corporation to complete the emergency services following the flood
Objective • To provide additional information on what happened, what has been done so far, what they can anticipate in the coming days/weeks, as well as an overview of how the Corporation’s insurance works in the even of insurable losses. • When it comes to questions related to insurance, we are not able to comment on questions related to personal insurance policies that unit Owner’s and Resident’s may hold. • Questions or concerns related to your personal insurance policy should be directed to your personal insurance broker.
Overview of Event • Resident on Level 1 reported a water leak in their unit at approximately 3:20am • After Hour call out arrived shortly before 4:00am and during investigation found the source of the water to be coming from a unit on the 6th floor • Entered the 6th floor unit and found water coming out from units heat pump • Removed cover of heat pump and turned off the taps inside the unit and called in a contractor to conduct clean up • Initial estimate is that a valve on the heat pump had failed allowing water to escape from the buildings conditioned closed loop water system • Exact cause of why this happened are still being determined (in the hands of our insurance agent) • As of June 22, we have 28 units that have reported water leakage in their unit, plus 8 lockers on level 1M
Heat Pumps • Heat pumps are located behind grey panels in units and common areas • Heat pumps are fed from a common conditioned water source which is fed from the common building loop to the heat pump through a ¾ inch water line • The common loop is a common element, while the individual plumbing connecting the common loop to the heat pump is the owner’s responsibility • Maintenance, repair and replacement of the heat pump is an owner’s responsibility
Completed and Planned • What has been completed to date and what can you expect in the coming days • Drying of water damage • 8-12 technicians have been working in the building removing water • Blowers and dehumidifiers are running to remove standing water and dry materials impacted by the water damage and must remain turned on • Located between flooring and concrete is a vinyl barrier. Water becomes trapped between the concrete and the barrier necessitating removal of seemingly unaffected flooring to dry this area. In spaces with damaged flooring the entire flooring likely requires replacement • The contractor will be conducing moisture tests in units • Repair or removal of water infiltrated materials • Work is progressing during weekdays and weekends • The corporate insurance company is prepared to work with owner insurance companies to help coordinate contractors repair work • What you can do to help • Ensure fans and dehumidifiers are left on to facilitate drying and avoid mold damage • Repair work will require the relocation of personal items. Damaged unit owners should consider the unit a construction site for the period of time required to complete the work. The sooner personal items are out of the way the sooner the work will be completed. Consider alternate accommodations. • Be familiar with the standard unit definition and contact your insurer if you have not yet done so
Insurance Overview • Under the Condominium Act 1998 the Corporation is responsible for insuring the common elements as well as the Standard Unit. To determine what is included in the standard unit, the Developer has a requirement to provide the Corporation a standard unit description upon turnover of the Corporation. In the event of an insurable loss and damage has been sustained to the unit, this document is reviewed to determine what the Corporation is responsible for repair and replacing and what falls outside of this. • Any betterments or upgrades that were purchased or made by the Owner are not covered under the Corporation’s insurance policy. • Any contents (personal belongings) that are damaged are not covered under the Corporation’s insurance policy. • Standard unit description excludes - flooring and countertops (including bathrooms and kitchen), damages to these items fall under the Unit Owner’s insurance policy to cover the loss. • As per the declaration, owners are responsible for carrying insurance on their unit to cover contents and improvements and betterments above the standard unit.
Q&A • What drywall is covered by the standard unit definition: • Original walls, washroom ceilings, builder installed bulkheads. If you are not sure contact the property manager. • If a unit has flooring damage should the owner insurance be contacted and informed all contents need removal and flooring will need replacement? • The insurance company should be contacted and they will likely come in to assess the damage. Where water has infiltrated between the vinyl under pad and concrete slab the entire floor will likely be removed to locate the extent of damage. Review your insurance for content storage and accommodation information. • How can we tell if flooring will need to be removed? • The contractor will do moisture mapping using sensitive equipment to determine the extent of the damage. The owner’s insurance company will send an adjuster to determine coverage.
Q&A • Is there a risk of other heat pumps failing? • The heat pump has been removed and is being investigated by the insurance company to try to determine the cause of the failure and will communicate to findings to Management and the Board. The board has circulated a handout informing owners how to shut off water supply to heat pumps and recommend that this be posted with your heat pump. • Does the condo corporation cover an owner’s insurance deductible? • No, the corporation covers the corporation’s insurance deductible, not the owner’s personal insurance deductible. • Who covers the extra cost of hydro for the running of the blowers and dehumidifiers? • The corporate insurance company will look into this, but most likely this is a cost that individual owner insurance should cover.
Q&A • Is there anyone that could inspect heat pumps to avoid a similar failure? • Maintenance of heat pumps is a unit owner responsibility. There are several companies that service this type of equipment and they could be contacted for this service. One contractor offered routine maintaince to the building but has discontinued this due to low participation. Management is enquiring if the current building systems contractor would be interested in taking this on. • When was the cause of the problem identified? • At about 4am the faulty heat pump was identified and the water supply turned off. Around 7am contractors identified that the heat pump was the cause. Management was made aware of the issue around 7am and was on site around 9am and throughout the day to assess the extent of the damage.
