Owners Construction and Renovation:
Prior to Construction or Renovation
The City of Calgary Building Regulations Division is the group responsible for examining plans, issuing permits and performing inspections for new construction and for renovations. Any changes in construction, electrical, or plumbing in a unit require the appropriate permit from the City. It is the Owner's responsibility to obtain permits from the City of Calgary and arrange for the relevant inspections. Copies of the permits and inspection records must be given to the Chief Concierge.
The plans must be approved by the Board of Directors if the work requires any changes to the floor, ceiling, walls, electrical or plumbing. There are no penetrations to the concrete structure permitted (e.g. locations of the plumbing penetrations cannot be moved). If the plans involve any drilling into the ceilings or the floors, a GPS inspection is required to locate and avoid hitting rebar. Send the plans to the Board via the POB email address email@example.com or provide a hard copy to the Property Manager firstname.lastname@example.org to forward to a board member for approval.
Note that all flooring must have high quality sound suppression underlay, which has a manufacturer's specification STC rating of 60 or better. For tile, hardwood or other hard surface flooring, this is critical due to the sound transfer, so we will need the STC rating included in the approval request for the specific underlay you are proposing to install. Note that the installation of the sound barrier must ensure that it is not nailed or pierced, which eleiminates the sound suppression. The Property Manager needs to inspect the underlay once installed prior to the installation of the tile or hardwood.
Complete the Acknowledgement of Liability form and give to the Concierge.
Pay to the Corporation a damage deposit of $1,000 by cheque payable to Point on the Bow Condominium Corporation.
The damage deposit will be used to pay for damage caused to the Common Property of the Corporation during such work. If no damage is caused by the work, the damage deposit will be returned to the Owner. The cost to repair any damages caused during the work will be deducted from the damage deposit and should the costs to repair damages exceed the amount of the deposit, the Owner will pay such excess to the Corporation.
Please arrange to have the Property Manager notify contiguous neighbors that construction will be taking place and the approximate duration thereof.
It is the Owner's responsibility to ensure that all Contractors are eligible to perform the work required. The Contractor should be properly registered, bonded, and insured, and should provide evidence of Workers' Compensation coverage.
It is the Owner's responsibility to arrange for insurance during construction or renovation. Owners are responsible in the event of damage to their unit, all common building property and other private property resulting from construction or renovation. Liability insurance must be in place to protect other Owners and the Condominium Corporation.
In-suite shut-off valves for water supply, if not already installed, must be installed during any bathroom or kitchen renovation. In the event of a future plumbing failure, in-unit valves can be quickly shut down, minimizing the amount of water damage.
It is the Owner's responsibility to review all drawings to ensure the radiant heating remains uncovered within the unit. Window coverings, millwork and furniture cannot cover the existing radiators.
It is the Owner's responsibility to ensure all finishes applied on site will not emit noxious fumes. Should lacquer and/or oil-based paints be required, these materials must be applied off-site.
Contractors and Suppliers
The following is a list of contractors and suppliers who were involved in the construction of, or are otherwise familiar with the building. These names are provided for information only. Homeowners are free to choose their own trades people.
Appliances: Frigidaire (Totem Appliances) 248-1721
Calgary Home Appliance 269-3600
Blinds : RGO Office Products 569-4400
Cabinets: Robco Cabinets 207-4040
Carpet Flooring: Trijay Carpet 253-4441
Doors: Windsor Plywood 272-4041
Hardware: Waco Western 287-8214
Fixtures: Robson Lighting 245-8637
Gas Fireplace: Classic Fireplaces 279-6939
Ceramic Tile: Porter Tile 258-2258
Vacuums: Alberta Vacuums 288-4644
Glass/Mirrors: Flynn Canada (was Bahrys Glass) 720-8155
Showers: Cascade Glass 243-8510
During Construction or Renovation
All work is to be performed only on working days between the hours of 8:00 am and 17:00 pm Monday through Friday and not on weekends or statutory holidays, except for emergencies and the prior notification and approval of the Property Manager.
Please contact the Front Desk to reserve the elevator when transporting materials in and out of your unit. Advance notice is required. The elevators are often booked and unavailable on short notice.
The loading dock area can only be used for a maximum of 15 minutes unless other permission is provided by the Concierge. This area is strictly monitored and violators will be tagged and towed.
Contractors and trades people are required to sign in and out of the building with the Concierge and must wear a Contractor's Badge while in the Building. They can arrange for parking passes, loading dock access etc. Contractors requiring keys or access fobs are required to leave a valid piece of photo ID as a deposit. If contractors cause damage to common areas or fail to cleanup construction debris or muddy footwear the Owner may be charged for any extra costs.
We have 5 parking passes for the street for contractors and service people. Please note signage and do not park in a restricted space as the vehicle will be tagged and towed by the City regardless of the permit in restricted areas.
All construction garbage must be properly removed from the building. Construction debris cannot be disposed of using the building garbage chute or garbage bins. The Owner or contractor should arrange for proper disposal. Arrangements can be made with the Chief Concierge for disposal bins to be temporarily placed at the back of the building to assist in the removal of any renovation garbage. Any additional garbage pickups are the responsibility of the Owner.
Management of Point on the Bow retain the right to enter the Owner's premises at any time throughout the renovation period to check on the progress and quality of work in order to protect the integrity of materials and workmanship used in the building.
Should any damage be caused to other Owners or common areas of Point on the Bow, the Property Manager will have the appropriate repairs made by an approved contractor at its discretion. The costs of said repairs are the responsibility of the Owner. Point on the Bow will not bill your Contractor or trades people on your behalf.
The Chief Concierge of Point on the Bow has the right to deny access to any Contractors who are not complying with these regulations. It is the owner's responsibility to ensure that all individuals working on their renovations are aware of the building's requirements.
Building Rules during Construction or Renovation
The Chief Concierge is the prime contact prior to and during renovations. He must be kept informed of progress and any deviations from the original plan and specifications.
Construction hours are 8:30 a.m. to 4:30 p.m. Monday through Friday.
All deliveries of materials are to be made through the Loading Dock at the rear of the building. Vehicles may be parked while loading or unloading only when arrangements have been made through the Concierge.
All Contractors and trades people should use the service elevator and avoid traffic through the lobby.
The service elevator, when locked off, effectively reduces Owners' access by 50%. The Concierge will lock off the service elevator. Concierge staff must be advised when the elevator is no longer being used so that it can be restored to full usage.
Smoking is not permitted in any of the common areas of the building.
In-Suite Repairs and Maintenance
If an Owner requires repairs or maintenance in their unit and wishes to make arrangements for this through the Property Manager, the process will now require completion of a Service Request which must be signed by the Owner (original or via fax), providing the Unit Owner's billing information, a statement of work requested from the Contractor, and the authorization of the Owner for the Concierge staff to allow access of the Contractor to their unit on their behalf and with no liability to the Point on the Bow.
The Concierge will have the Service Request forms at the desk. The purpose of this process is to ensure clarity on common area work versus personal unit specific work. This will ensure that the Contractor provides the correct billing for any services to Owners directly and to permit them to manage the quality control and payment directly with the Contractor once the work is performed.
If Owners' have had work done and have not received an invoice within a few weeks, they should follow up with the Contractors directly (contact information will be provided on the Owner's copy of the Service Request). This will help the Owner review the invoice directly on a timely basis to catch any errors, required adjustments and/or recalls for any deficiencies, etc.
Regular preventative maintenance of the Owners systems should be completed by each Owner to reduce your costs. The Property Manager will be arranging a bi-annual check for filters changes, and to see if the valves and dishwasher & washing machine hookups are leaking. This is to assist the Owners and in no way transfers the obligation for this maintenance or any required repairs from the Owner.
One or more heat pumps are located in the ceilings of each unit. These pumps are used for cooling in the summer and make-up heating (extra heat for cold weather or when large temperature changes are dialed on the thermostats). Every thermostat in the unit that does not control a fireplace is used to control a single heat pump. The location of a heat pump can be determined by turning the temperature of a thermostat all the way up, waiting for a minute or two until the heat pump has been activated, then following the sound of that pump in operation.
Each pump has an air filter attached to it that should be changed at least once each year and after any renovations to the unit that created significant dust. Dirty filters restrict the airflow to the heat exchanger, which will decrease the effectiveness of the heat pump and could cause its compressor to burn out.
Heat pumps should run every few months in order to lubricate their compressors. Depending on heating requirements and occupancy, some heat pumps may not run for several months at a time. In those cases, turning the temperature on the thermostat all the way up or all the way down for a few minutes every few months will force the compressor to cycle and extend the life of that unit.
Heat pumps are controlled by circuits that may become disrupted from time to time. If a heat pump in the unit is not working properly, the circuits can be reset by locating the appropriate fuse box and flipping the circuit breakers marked "heat pump" off for at least 30 seconds. It is a good idea to reset heat pumps by tripping the appropriate circuit breakers once each year
Fireplaces are controlled by pilot lights that may go out if the gas flow to the unit has been interrupted. If that happens, simply use a screwdriver to remove the glass panel and follow the starting instructions located in the fireplace. The glass panels should be removed and cleaned periodically to remove visible soot build-up.
Shower steamers should be used occasionally so that the gaskets inside them remain moist and flexible. The life of the steamers that are rarely used can be extended by running them for at least 20 minutes each month.
Main Water Valve
The main water valve for each unit can be used to shut off all water entering the unit, for example in the case of a water leak. PLEASE ENSURE YOU KNOW THE LOCATION OR ASK THE CHIEF CONCIERGE TO SHOW YOU WHERE IT IS. You may want to keep a large label or make sure others in your home know where this is in case of emergencies. Damage to the common areas or other units due to problems caused by accidents in your unit are the Owners responsibility.