No 1 River Landing Homeowners Guide
No.1 River Landing Homeowner’s Guide
Welcome to your new No.1 River Landing home.
Included in this on-line Guide is information on the River Landing development in general, and your No.1 River Landing unit in particular.
Answers to frequently-asked questions about condominiums, including your condominium purchase and living in a condominium, can be found in the Condo Primer section of our website.
B. No. 1 River Landing Information
C. Things To Know About Your Unit
D. Customer Service Overview
E. Your Warranties
F. Staying In Touch
A.1 PROPERTY MANAGER
You should contact the Property Manager to deal with such issues as:
Noise issues with neighbours, where they cannot be settled privately
Collection of monthly common element fees
Correspondence with board members
Shirley Silburt, Property Manager
In the event of an emergency, such as a loss of heating, water leakage or any urgent deficiency that could cause damage or harm, please contact the Property Manager immediately.
For all medical emergencies, call 911.
A.3 CUSTOMER SERVICE
Please address all in-suite deficiency claims and warranty items to our Customer Service Representative.
More information on Customer Service is set out in Part D.
Urban Capital (River Landing) Inc. is No.1 River Landing’s developer and has sold your condominium unit to you.
If you have any questions with respect to the purchase of your unit or the terms of your purchase agreement, please contact Melissa Rotundo at Urban Capital.
T 416.304.0431 Ext. 229
A.5 BOARD OF DIRECTORS
The condominium’s Board of Directors is responsible for enforcing the Declaration, By-laws and Rules of the condominium as well as general affairs and owner concerns in the building. The Board will consist of owners who volunteer and are elected during the turnover meeting, which will be held approximately two months after the building is registered.
To contact the Board of Directors, please send all correspondence through the Property Manager.
Board of Directors
Contact the Board of Directors via the Property Manager
B.1 General Building Information
No.1 River Landing is the residential component of a larger mixed-use development, which also contains an Alt Hotel, two Class A office buildings and the KW Nasser Plaza.
No.1 River Landing is a modernist glass building containing 124 suites designed by Montreal-based Lemay Michaud Architects and Saskatoon based aodbt Architects.
The building benefits from the following features:
Residential lobby at the corner of Spadina Crescent at 2nd Avenue South, with executive concierge service.
Common lounge located adjacent to the residential lobby, with kitchenette, dining area and lounge seating.
Fully equipped exercise room with free weights, weight machines and state-of-the-art cardio equipment.
Underground parking for both residents and commercial visitors.
High security features including a fob-based access system at all condominium entry points and to the amenity areas, and strategically located security cameras.
Approximately 2,000 square feet of retail/restaurant space at ground level.
Your board of directors may make rules and regulations about the use of the building’s amenities, including rules about reserving the amenities and permitted hours of use.
B.2 THE DETAILS
B.2.1 Building Address
Your municipal address is:
490 2nd Avenue South (Your unit number)
B.2.3 Vehicle Parking
Resident vehicle parking is located in the building’s underground garage. If you purchased parking as part of your purchase agreement, then you have or will be assigned a space in this secure zone.
To access the parking area you enter from 2nd Avenue South below the ALT Hotel. One garage transponder will also be supplied for each parking unit purchased.
In the interest of fairness, parking spaces have been allocated randomly; your parking space number will be provided to you by the property manager when you pick up your keys at interim occupancy.
Purchased lockers are located in locker rooms on the second and third floor. In the interest of fairness, lockers have been allocated randomly; your locker number will be provided to you by the property manager when you pick up your keys at interim occupancy.
B.2.7 Building Security
With your safety in mind, we have included the following security features at No.1 River Landing:
Security cameras have been installed at key security points in the building, such that any activity will be recorded as well as visible on camera at the property management desk.
The building’s access points and the building’s amenity rooms are all equipped with proximity fobs. To unlock a door you simply hold your fob within 1 inch of the reader. The benefit of this system is its ease-of-use as well as its security features, which among other things allow the Property Manager to add and delete entrants, and control who can and cannot enter the building and the amenity spaces.
Each unit will receive two (2) fobs. Additional fobs may be purchased through the Property Manager.
An enter phone is located in the building’s main entry vestibule.
Access to the underground garage requires a transponder which opens the gate to the residential portion of the garage. Once inside the parking area a fob is required to access the elevator banks.
Visitors must be escorted into the elevator and up to the visiting floor by the occupant.
The elevators do not require a fob to gain access to each floor.
Notwithstanding the security features above, building security ultimately relies on resident vigilance. Always watch whether someone is entering the building behind you, and remain at the garage door entrance until the door is closed to ensure no one gains access this way. Finally, do not let in unidentified persons by way of the telephone-entry system.
No.1 River Landing is equipped with a “trisorter” recycling system that allows easy separation at each floor of garbage, paper and containers. With the push of a button at your floor’s garbage chute door, the system directs itself to the proper container in the underground garbage room.
It is imperative that you use this system properly, in order not to contaminate the separated bins and defeat the purpose of this recycling facility. Instructions on how the system works are posted in the garbage/recycling room on each floor.
In consideration of your neighbours, please do not dispose of garbage or recycling between 10:00 pm and 8:00 am.
This section addresses typical questions from new condominium owners, and provides tips on maintaining your unit and its components. The information is by no means exhaustive. Should you have more detailed questions about any of the items listed, or questions about other aspects of your unit, please contact your Property Manager directly.
THE BARE MINIMUM
Read and understand your appliance warranty.
Arrange for your own contents and upgrades insurance from the date of occupancy (this is not covered in the condominium building insurance that is part of your condo fees).
Set up your Saskatoon Light and Power Account. This is to be done prior to occupancy and must be confirmed prior to your key release.
Your heat pump has a filter. This filter should be replaced every three months. The heat pump also has a condensate drain which should be checked for any blockage each time the filter is changed. Please contact your Property Manager to purchase filters.
Do NOT use soap, ammonia-based cleaners, vinegar or detergents on your luxury vinyl plank or engineered hardwood flooring and never pour water (or allow it to pool) on the floor. To clean your floors use a lightly damp cloth and/or a proper wood cleaner.
Use only liquid non-abrasive cleaners on ceran-top stoves, bathtubs, countertops and stainless steel sinks.
Shut-off valves control water flow to individual plumbing fixtures and appliances. In the event of leak from a fixture or appliance, immediately shut off the valve to it.
C.1 MECHANICAL AND ELECTRICAL SYSTEMS
C.1.1 HEATING AND COOLING
The heating and cooling for your unit is supplied by an energy efficient heat pump unit located in the suite. Heating and cooling are controlled by setting the desired temperature on your wall mounted thermostat(s).
Set thermostat heating temperature at 23C or warmer and set the heat pump fan to run continuously (to minimize window mullion frosting and condensation during cold weather).
If your heating or air conditioning is not working, check the circuit breaker in your electrical panel (see C.1.4 below). If the breaker is off or “tripped”, switch it on. If it is on, switch it off for 30 seconds and then switch it back on. If the heat pump does not start working, please contact the Property Manager.
Your heating and cooling system will work most effectively if you keep the following points in mind:
The system is a “closed” one in that it recycles air within your unit. Warm or humid air from outside disrupts this process, so you must keep all windows and balcony doors closed in order for the air conditioning system to be effective.
Your A/C will not overcome heat gain from direct sunlight. Please ensure that your drapes or blinds are drawn during direct sunlight hours.
It is far easier for the system to keep a suite cool or hot than to cool or heat it. Therefore, even if you are away during the day, keep the temperature in your suite moderate during that time by running the air
conditioning or heating at moderate levels.
When outdoor temperatures are low, it is generally recommended that blinds be left in an open position to allow airflow over the windows to help reduce the amount of condensation that may form on windows.
In order to keep the air flow strong, you need to replace your heat pump filter every three months. The fan coil filter is accessed by opening the large panel below your main air vent. Please contact your Property Manager for information on purchasing the appropriate filter for your unit.
Note that the condominium corporation may put in place a filter replacement program
The air conditioning system in the building is designed to provide internal unit temperatures of 24 ºC (to a maximum of 6-7 ºC below outside temperatures). Setting temperatures below this level in the summertime may cause the system to become unbalanced and negatively affect air conditioning throughout the building.
Air registers can be adjusted to control the flow of air into individual rooms. Simply close or open the registers in each room to your own desired preference. This helps to balance the system. Never close a register completely. The register air direction vanes have been set to direct air downwards towards the base of the windows – these should not be changed.
Click here to find the thermostat manual
The ventilation for your unit is supplied by way of a heat recovery ventilator (HRV) located above the access hatch in your washroom, which brings fresh air directly into your unit from the outside and exhausts air from the washroom and kitchen. Set the HRV unit to operate continuously to help control kitchen and washroom odours, as well as suite humidity levels.
Quarterly maintenance should be done on the unit by the occupant, including cleaning the interior walls of the unit and cleaning the two washable foam filters with a mild soap water mix.
Individual shut-off valves control the flow of water to the sinks, dishwasher, washing machine and toilet(s) in your unit. In the event of a leak with any of these, the first step you should take is to interrupt the water supply by turning off the appropriate shut-off valve. We strongly recommend testing all shut-off valves upon your occupancy. It is good practice to shut off the water supply to the washing machine when it is not in use.
The supply of water to your unit is controlled by a main shut-off valve located above your entry door in the hallway. Any leaks beyond the individual fixtures or appliances as discussed above should be immediately stopped by turning off this valve.
C.1.4 Electrical System, Lighting, Switched Receptacles and Outlets
Your electrical panel contains individual breakers that control separate circuits. These breakers are marked to help you identify which breaker controls which appliances, outlets or other services. If any electrical service in your suite is not working, you should first check your electrical panel. If you do not know the location of your panel, or do not feel comfortable with how breakers function, please ask the Property Manager to give you a demonstration.
Your unit is equipped with wall fixtures in the bathrooms and ceiling light fixtures in your entrance way and/or hallways, and track lighting over the kitchen. We do not supply dining room fixtures as this is a personal decor decision.
Lighting in living room, bedroom and den areas is achieved by floor or table lamps that you plug into switched receptacles, i.e. outlets that are activated by wall switches. If you notice a light switch that does not appear to turn on any light, its likely function is to activate one of the plugs in that room.
C.1.5 ELECTRICAL METERING
Your unit comes with individual electricity meters. Saskatoon Light and Power will be reading your meters and billing you directly for the electricity consumed in your unit. At occupancy you must call to set up your account.
For more information on metering in your unit, please contact:
City of Saskatoon
C.1.6 Telephone/Cable/High Speed Internet
Please note that you are responsible to initiate telephone, cable, and internet services. The building is wired for both Shaw and Sasktel services.
C.2 COMPONENTS AND FINISHES
As part of your River Landing purchase you have received Whirlpool, Electrolux, or Liebherr/Jenn-Air brand appliances, depending on whether you chose the base appliance package or one of the upgraded packages. User guides and warranty information for these appliances are located in the units.
If there is a problem with one of your appliances when you move in, it may be because it has not been properly hooked up. Please contact the distributer, Coast Appliances to arrange for the matter to be investigated.
If a problem arises with an appliance after it has been functional and it appears that the problem is with the appliance itself (as opposed to its hook-up), or if you need additional parts or want more information on how to use an appliance, you should contact Coast’s Customer Service. Please note that they may request an invoice number, which was not issued as appliances were delivered in bulk to the building. Reference the builder name “Urban Capital” the project name “No. 1 River Landing” and have your possession date ready to disclose. Please note that your warranty begins on your date of legal occupancy.
For all appliance sales and service information, please contact:
Some slight cracking, nail ‘pops’ and/or seams may become visible on drywall walls and ceilings. These occurrences are considered normal, and are a part of a home owner’s normal maintenance and repair. Popped nails do not alter the strength of the wall and should be left alone until time to repaint.
The following wall colour has been used in your unit:
STANDARD WHITE WALLS
Benjamin Moore (Flat) Decorator’s White
BATHROOM WALLS / DOORS
Benjamin Moore (Flat) Decorator’s White
TRIM / BASEBOARDS
Benjamin Moore (Eggshell) Decorator’s White
C.2.3 Wood Flooring
We have installed an engineered hardwood floor or luxury vinyl plank in your unit, depending on your selection. This product will maintain its excellent appearance provided that it is properly cared for and maintained. In this regard you should ensure the following:
Be careful of scratching. Never drag furniture or heavy appliances along the floor. Be sure to support these with casters or glides.
Never pour water or allow it to pool on the floor, and immediately blot up spills or spots using a lightly damp cloth.
Sweep or vacuum your floor on a regular basis to prevent dirt and grit from harming it.
Use mats or area carpets in high traffic areas
Maintain normal interior humidity levels (45-60% in the summer; 35% to 50% in the winter).
Do not use wet mops, wax conditioners, acrylic wax, steel wool, soap, detergents, amonia-based cleaners or vinegar on the floor.
Wood floors will respond noticeably to changes in humidity levels in the home, especially in winter. When a floor is new, small splinters of wood may appear; dimples or scratches can be caused by moving furniture, or dropping heavy or sharp objects. Minor bubbles, scratches, and/or dirt and debris appearing in the finish of a wood floor are typical and within normal construction standards. Some shrinkage or warping can be expected, especially around heat vents or any heat producing appliances.
Should you damage your flooring and need to replace it, or for any other information related to your flooring, please contact:
T 306. 373. 0545
C.2.4 Cabinets, Countertops and Backsplashes
Should you damage your kitchen or bathroom cabinetry, or should need any information about what was installed, please contact:
The countertops in No.1 River Landing kitchens and bathroom are made of Caesarstone. Always use a cutting board to protect your countertops when you prepare food. While minor scratches that can result from cutting food may not be noticeable at first, in time they will dull and mar the luster of the finish.
Should you damage your kitchen or bathroom countertops, or need any information about them, please contact:
The backsplashes in the kitchen at No.1 River Landing are made of porcelain or glass tile. Should you need to speak to the backsplash supplier, please contact:
T 306. 373. 0545
The doors and frames in you home are typically made of painted wood. Wooden doors are subject to expansion and contraction with changes in heat and humidity. The result can be warping and sticking. This is normal and may correct itself as conditions change. You should allow your home to go through at least one dry and damp season before you make any permanent changes.
Similarly, the large sliding doors within your No.1 River Landing condominium are (where applicable) made of painted wood and are also subject to expansion and contraction with changes in heat and humidity. Additionally, due to the fact that these doors are hung from the ceiling, as opposed to hinges along the side, the door is held in place at the bottom by a pin that is fastened to the floor. This pin keeps the door from swinging side to side and therefore any extreme forces applied to the door that are not in the direction the door is meant to travel will put pressure on this pin. This should be avoided so as not to damage the pin or the bottom of the door.
The following paint colour has been used on the doors in your unit:
TOUCH-UP COLOUR FOR SLIDING DOORS
Benjamin Moore (Flat) Decorator’s White
TOUCH-UP COLOUR FOR SUITE ENTRY DOORS
Benjamin Moore (Flat) Wrought Iron
Be sure to speak to property management prior to making any changes to suite doors.
Over time, normal wear-and-tear and the expansion and contraction of materials will loosen caulking or cause some materials to separate. You may notice this where drywall meets concrete, or where tile grout meets a tub. We will ensure that cracks or areas where two materials meet are properly caulked when you take occupancy. Maintenance of caulking after this time is your responsibility.
Condensation may appear in wintertime at your windows or window sills, resulting from high humidity within the unit, low temperatures outside, and poor ventilation at the window area (such as when your blinds are lowered). Condensation tends to be worse in a building during the first few years after completion, as a result of the release of moisture initially trapped in the concrete and the newly finished drywall. You should anticipate that there will be some condensation initially in your unit, due in part to our exposed concrete ceilings.
Please take the following steps if condensation issues appear in your unit:
Leave blinds either fully or partially open to allow airflow over the windows;
Vary the ventilation in your unit or make use of a dehumidifier;
Always use your fan hood when cooking; and
If you plan to be away from your unit for an extended period during winter, do not set the temperature in your unit significantly lower than your normal temperature.
C.3 NON-PHYSICAL ELEMENTS OF YOUR UNIT
The board can also make rules pertaining to pets, including requiring that a disruptive pet be permanently be removed from the building. For general or specific questions on the rules in place, please contact Property Management.
The Condominium Act requires that the condominium corporation obtain insurance coverage for all units in cases of major perils such as fire, flood and smoke damage. The cost of this coverage is included in your monthly condo fees. The condominium corporation’s insurance covers the full replacement value of the units (and common elements), but in respect to the unit only as they were architecturally designed to the builder’s specifications. Please be aware that any upgrades you acquired and all of your personal property are excluded from the condominium’s policy.
You are responsible for obtaining insurance for appliances, upgrades and personal property, such as furniture, clothing and electronics, which the condominium corporation’s insurance does not provide. It is recommended that all owners obtain minimum insurance coverage as follows: $1,000,000 liability insurance, contents insurance, betterment and improvements insurance, loss assessment and contingency insurance.
If you are renting your suite it is suggested that you obtain coverage to cover liability, appliances, betterment and improvements. A tenant would be responsible in obtaining a specific tenant content insurance package.
C.3.3 Window Coverings
Your choice of window coverings has a significant impact on the look of the building. In order to maintain a clean, upscale appearance of the overall development, the Condominium Declaration requires that any window coverings you install be proper sunshades and that they be black or have a black/dark grey backing.
If you are installing your own sunshades or blinds, you should note that the exterior windows are made of insulating glass that requires adequate ventilation to reduce glass stress. Therefore, when installing your shades, you should ensure that the shades when lowered are at least two inches away from the glass and one inch from the mullions (metal pieces). When installing your own blinds, do not fasten into the first 6” in the mullion as this is where the curtain wall is anchored. In addition, when lowering your shades you should always leave at least one inch open at the bottom near the sill.
The window coverings at No.1 River Landing have been supplied and installed by:
Obvious Advantage Inc.
C.3.4 Outdoor Furniture Restrictions
As with your window treatment, the look of what you place on your balcony or terrace also has a significant impact on the overall look of the building. As a result, the Condominium Declaration includes the following restrictions on balcony and terrace use:
You are not allowed to store any materials, including bicycles, on the balconies or terraces;
You may not hang items off the balcony or terrace railings, including plantings, holiday decorations or exterior lights.
C.3.5 Suite Keys
In accordance with the Declaration all suite entry doors are on one master key and one Grand Master key. The master key system allows the Property Manager to gain immediate access to your unit in case of emergency, fire, or flood. Prior to changing your lock please contact the Property Manager to ensure that your lock remains on the master system. The cost to have the lock re-keyed to the master will be at your expense.
To ensure that we can provide a high level of customer service, we have set up a temporary customer service team to address deficiencies in your unit and any other customer service issues.
All communication with us, to be considered official, must be in writing.
When we need to make a service call in your suite we contact you by email requesting access. We will not enter your unit without written consent.
After we complete a service call we will leave a service note advising you of the status of the repair. If you are not satisfied with work we believe is complete, please advise our customer service team in writing within seven (7) days, otherwise we will assume that it has been repaired to your satisfaction and will be removed from our list.
D.1 CUSTOMER SERVICE OVERVIEW
We are committed to providing you with an excellent new home. While our aim is for you to have a deficiency-free experience with us, we know that this will not always be the case. The role of our Customer Service Program is to ensure that we provide you with a timely and thorough response to any issues or concerns you may have pertaining to workmanship or materials in your unit.
Our goal is to address deficiency items noted on your original Pre-Delivery Inspection prior to your move-in. Once you have moved in, it is our policy to deal with urgent items (such as water leaks or electrical issues) immediately. Other warrantable deficiencies will be
addressed as quickly as possible, once the required materials is available. Items that are of a cosmetic
nature only or items not identified during the PDI may not be accepted as warrantable concerns.
D.2.1 Pre-Delivery Inspection (PDI)
Before moving in you will have a Pre-Delivery Inspection of your unit. At this inspection one of our Customer Service Representatives will inspect your unit with you to note any deficiencies and go over certain features and functions that you need to know.
In the event that there are deficiencies such as appliances that are not properly functioning or leaking bathroom fixtures, please contact Customer Service immediately.
D.3 PROCEDURE FOR SERVICE WORK AFTER MOVE-IN
D.3.1 Customer Service Representative
To ensure that we are able to properly serve you, we have set up a customer service line. The customer service team can be contacted should you require updates on the status of your deficiency repair, or have comments or concerns about the work being done.
D.3.2 All Correspondence to be in Writing
For both your benefit and ours, we ask that all correspondence, requests, concerns and submissions regarding service, whether warrantable or not, be in writing. All such correspondence can be sent by email or by written note to the Customer Service Office.
Customer Service Office
D.3.3 Scheduling Service Calls
On receipt of your PDI Form, or a written request or concern, we will make every effort to schedule a convenient time for service work. However, precise time frames are often difficult to gauge when there are multiple trades involved, and we would appreciate your understanding and co-operation if we are late for an appointment with you.
Please be aware that all trades working in your suite will be accompanied by a customer service staff member or a member from construction management. This is to ensure that all work is properly recorded and also the security and privacy of your home.
D.3.4 Service Notice
In order to schedule a service appointment after you have taken occupancy of your unit, our Customer Service Representative will contact you in writing by email to ask you if access is granted for your unit for the scheduled time of repair.
If we do not receive confirmation by you in writing that access to your suite is granted, we will not enter your unit to perform the necessary work. If access is not provided after 3 requests, the item will no longer be deemed warrantable.
A service card or notice will be left in your suite after each service call advising you as to who was in your home and of the nature of the service work performed. The work will be noted as either Completed or Incomplete or that the service person may need to order material or return to complete their work. If you have questions or concerns regarding the service work or you find that the work performed was unsatisfactory, please notify Customer Service in writing within seven (7) days. If notice is not received, the service work performed will be deemed satisfactory and complete and no further action will be taken.
D.3.5 Common Element Issues
If you experience or see a common element problem or deficiency you should notify your Board of Directors via the Property Manager. This will ensure a coordinated approach to resolve these issues.
E.1 NATIONAL HOME WARRANTY
Your No.1 River Landing condominium comes with a warranty provided by National Home Warranty. This warranty begins on your date of legal occupancy. The warranty is in place to provide you with peace of mind that we are available to assist with deficiencies within your first year of residence.
In order to request warrantable work to be completed, you must notify No.1 River Landing Customer Service in writing, following the Customer Service procedures set out in the previous Section B. Your warranty covers defects in workmanship and materials. Normal wear or tear or ongoing maintenance is your responsibility and is outside of the warranty.
Should a dispute arise as to whether an item is a deficiency under our warranty, our policy is to refer to the National Home Warranty Performance Guidelines.
E.2 YOUR WARRANTY
E.3 EXCLUSIONS FROM YOUR WARRANTY
The following is excluded from warranty:
Damage resulting from improper maintenance, such as dampness or condensation caused by failure of the homeowner to maintain proper ventilation levels, or improper operation of a humidifier, shower or any other moisture-producing device.
Defects in materials, design and work that the homeowner supplied or installed.
Secondary damage caused by defects under warranty. While the defects themselves are covered, the personal or property damage they cause is not. However, homeowner insurance may cover secondary damage.
Normal wear and tear, such as scuffs and scratches to floor and wall surfaces caused by homeowners moving, decorating, and/or day-to-day use of the home.
Normal shrinkage of materials that dry out after construction.
Damage from floods, “acts of God”, wars, riots, or vandalism.
Damage from insects or rodents, unless it is the result of construction that does not meet the Building Code.
Damage caused by municipal services or other utilities.
Surface defects in work and materials noted and accepted in writing by the homeowner at the time of possession.
Damage caused by the homeowners or their visitors.
Alterations or additions made by the homeowner.
We are thrilled to welcome you to your new home at No.1 River Landing. Please be sure to keep your contact information current with us. Once your building is registered the Property Manager will not notify us of any address changes on your part, so in order to ensure that you remain on our list, please notify us directly of any contact changes.
Once again, thank you and welcome.