NRTH Homeowners Guide
NRTH Homeowners Guide
Welcome to your new NRTH home.
We have put together this guide as a quick reference complete with information that will answer questions you may have about living in a condominium and your particular unit at NRTH.
Contents
A. Important Contacts
B. Condominium 101
B.1 What is a condominium?
B.2 What is the process to close my condominium purchase?
B.3 What do I own when I buy a condominium?
B.4 What rules and restrictions might I encounter in a condominium?
B.5 What’s included in my condo fees?
B.6 What’s my vs. the property manager’s responsibility to maintain?
B.7 How do I get a copy of the declaration and by-laws?
B.8 Are there any restriction on renting out my unit?
C. NRTH
C.1 Building Details
D. Things to know about your unit
D.1 Mechanical and electrical systems
D.2 Appliances
D.3 Components and finishes
D.4 General
E. Customer service overview
E.1 Warranty service overview
E.2 Inspections
E.3 Procedure for service work after move-in
F. Your warranty
F.1 Understanding Your LUX Residential Warranty Program
G. Staying in touch
A. Important Contacts
PROPERTY MANAGER
You should contact the Property Manager to deal with such issues as:
Cleanliness and maintenance of the common areas
Malfunctioning of such things as the garage doors, garbage chutes or recycling systems
Building security and access issues
Fire alarm malfunctioning
Broken pipes or plumbing problems
Noise issues with neighbours, where they cannot be settled privately
Collection of monthly common element fees.
NRTH Property Manager
Real Estate 360 Property Management
Your Property Manager: Sarah Gallinaugh
E admin@realestate360.ca
T 902.464.7777
BUILDING EMERGENCIES
In the event of an emergency, such as water leakage or any urgent deficiency that could cause damage or harm, please contact the Property Manager immediately. During off-hours you should contact the emergency service department of the appropriate utility and/or the Property Manager by way of this emergency number.
For all fire, safety or medical emergencies, call 911.
Real Estate 360 Property Management
After Hours Emergency Phone Number:
T 902.464.7777
WARRANTY SERVICE
Urban Capital has set up an on-site warranty service team to be available for the duration of the first year of occupancy. This team will be your direct contact for any in-suite Warranty claims.
Please be sure to send any questions or concerns related to in-suite deficiencies by email.
Warranty Service Representative
Owen MacIntosh
E warranty@nrthcondos.com
For details on what constitutes a warranty item, refer to your Lux Warranty Program.
DEVELOPER
Urban Capital is the developer of NRTH and has sold your unit to you via the sales team.
If you have any questions with respect to the purchase of your unit or the terms of your purchase agreement, please contact our sales team at info@nrthcondos.com
If you have any other questions for Urban Capital, or are interested in learning about our other developments please contact our Customer Service Manager.
Urban Capital Head Office Customer Service
T 416.304.0431 Ext. 282
E customerservice@urbancapital.ca
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.
B. Condominium 101
B.1 What Is A Condominium?
The term “condominium” typically refers to a form of legal ownership, rather than a particular type of building. Condominiums are most often thought of as high-rise residential buildings, but they can also be townhouse complexes, low-rise residential buildings and even commercial complexes.
Condominium ownership consists of two parts. The first part is a collection of private dwellings called “units”. Each unit is owned by and registered in the name of the purchaser of the unit. The second part consists of the “common elements” of the building that may include lobbies, hallways, elevators, recreational facilities, walkways, gardens, etc. Common elements may also include structural elements and mechanical and electrical services. The ownership of these common elements is shared amongst all the individual unit owners, as is the cost of their operation, maintenance and ongoing replacement.
Each unit owner has an undivided interest in the common elements of the building. This undivided interest is usually expressed as a percentage equal to the size or value of the unit in question compared to the total size or value of all of the units in the condominium. This percentage determines your ownership percentage in the common elements as well as the monthly fees that you must pay towards their upkeep and renewal.
B.2 WHAT IS THE PROCESS TO CLOSE MY CONDOMINIUM PURCHASE?
There are four basic steps to registering your condominium and closing your purchase.
STEP 1: OCCUPANCY DATE (INTERIM CLOSING)
You first take possession or “occupancy” of your unit when it is ready to be occupied.
Please note that your “Occupancy Date” is not the same as your move-in date. Your Occupancy Date is the date on which your Interim Closing takes place, which allows management to release your keys, while your move-in date is the date afterwards that you book to move into your unit. Please note that your Warranty periods begin on your legal Occupancy Date, regardless of when you choose to move in.
STEP 2: CONDOMINIUM REGISTRATION
A condominium is formally created when it is “registered” with the provincial registry or land titles office. Once all the units and common elements within the building are “substantially completed” (a technical term certified by our architects), the condominium registration process begins. This process is initiated when we submit plans and paperwork to the proper governmental authorities.
The condominium’s Declaration and Description are ultimately registered in the Land Titles Office, following approval of these documents by the authorities.
At the time the condominium is “registered” the original property that existed before registration is legally divided into individual condominium units plus the common elements. Because no title has yet transferred to any individual purchaser, at this point the developer still owns the property, although now in the form of individual condominium units (together with the common elements), rather than one undivided parcel of land.
It is the developer’s responsibility to manage the condominium registration process, and we will notify you within 30 days of the building’s registration. The entire process may take several months following your Occupancy (Interim Closing).
STEP 3: UNIT TRANSFER DATE (FINAL CLOSING DATE)
The Unit Transfer Date, or Final Closing Date, is the date upon which you receive title to your unit, and occurs up to 20 days after the condominium has been registered. We will give your solicitor notice of the actual Unit Transfer Date.
On the Unit Transfer Date, your purchase and sale transaction with us is “closed”. The closing is based on a statement of adjustments that our lawyers prepare. This Statement of Adjustments accounts for outstanding occupancy fees (if applicable), realty taxes, warranty fees etc. as provided for in your sales contract. At this time, your lawyer will receive a deed/transfer of title to your home (for ultimate registration), in exchange for your payment of the outstanding balance of the purchase price. This outstanding balance can either come from a final cash payment or from a bank that is providing you with your mortgage.
It is your responsibility to make all arrangements with your bank and lawyer and be prepared to close your purchase on the Unit Transfer Date. Any post-dated interim occupancy cheques recorded and not cashed will be voided on this day.
STEP 4: TURNOVER
Once the unit transfers have taken place, a Board of Directors, elected by and generally made up of the individual condominium owners and occupiers, takes responsibility for the management of the corporation’s business affairs. A Turnover Meeting is called where this transfer of responsibility (from the developer to the newly elected Board) takes place. This turnover meeting typically happens a couple of months after the Unit Transfer Date and you will be advised of the date by the Property Manager.
B.3 WHAT DO I OWN WHEN I BUY A CONDOMINIUM?
When you purchase a condominium, you own your unit, as well as the specific percentage allocated to the unit of the common elements. The boundaries of each individual unit and the percentage of common elements you own may vary from condominium to condominium, depending on how they are specified in the condominium’s governing documents. The boundaries of your condominium unit are an important consideration, particularly if you plan to undertake any alterations or renovations. The unit typically includes any equipment, systems, finishes, etc. that are contained only in the individual unit.
Components of building systems that serve more than one unit, such as structural elements and mechanical and electrical services, are often considered part of the common elements, particularly when they are located outside of the unit boundaries specified in the condominium’s governing documents.
There may be some parts of the condominium complex that are called “exclusive use common elements.” They are outside the unit boundaries, but for the exclusive use of the owner of a particular unit. Balconies and terraces are common examples of exclusive use common elements. While these spaces are exclusive to your use, there may be restrictions on how and when you can use them. Your condominium documents will spell out your unit boundaries, what are considered common elements, and what are considered exclusive use common elements.
B.4 WHAT RULES AND RESTRICTIONS MIGHT I ENCOUNTER IN A CONDOMINIUM?
Every condominium is governed by its own set of rules, regulations and by-laws. These are necessary to ensure that condominiums are properly operated and maintained, and also to define the rights and obligations of the individual owners. With respect to the latter, condominiums may have restrictions regarding the number of occupants per unit, pets, noise, parking, and when certain amenities may be used. Many condominiums have rules concerning the alteration of the unit space or its appearance. For example, Reina’s rules limit what colour and type of blinds you may install in your unit (white backed sunshades must be used for consistency), and what you can store on your balcony, in order to maintain a consistent look of the exterior of the building.
The rules of your condominium are outlined in the condominium’s governing documents, principally the Declaration and Disclosure Statement. Drafts of these two documents were provided to you upon your original purchase, and the final form will be provided to your solicitor as part of your closing process.
If you have questions or are uncertain of these condominium rules and regulations, contact your solicitor or the Property Manager.
B.5 WHAT’S INCLUDED IN MY CONDO FEES?
Unit owners pay a monthly condominium fee to cover their portion of the operating expenses of the common elements. A portion of this fee is allocated to the Reserve Fund that is created to ensure that there are sufficient funds available for major repairs and replacements over the life of the building. Condominium fees are typically calculated based on the annual operating cost of the entire condominium, and then multiplied by each unit’s percentage ownership.
Condominium fees may include:
Day-to-day care and upkeep of the common elements (e.g. snow removal, landscaping, cleaning of the common elements including carpets and non-accessible exterior windows, heating/cooling system maintenance)
Contributions to the Reserve Fund, which is used to pay for major repairs to and replacement of common building systems to ensure that the condominium is kept in good repair over the life of the building
Property management fees
Building repair and maintenance
Salaries of condominium employees
Costs of operating and maintaining the amenities (e.g. recreational facilities, throwing special events)
Common area utilities
The condominium corporations’ insurance policies.
What is, and is not, included in a condominium’s monthly fees is clearly outlined in the operating budget. For the first year of the condominium’s operation, you should refer to the Budget contained in the Disclosure Documents that we provide to you and your lawyer at closing. This budget formed the basis of the condominium fees that your Property Manager will be collecting from you for the first year.
For subsequent years your Board of Directors, working with your Property Manager, determines the annual condominium budget. As an owner you get to approve this budget at the Annual General Meeting of the condominium.
Condominium fees are neither optional nor negotiable. For example, unit owners are required to pay a share toward the care and upkeep of amenities such as swimming pools, regardless of whether they plan to actually use such amenities. Unit owners cannot withhold payment of their condominium fees if they are displeased with the Board of Directors, the Property Manager or other unit owners. In Nova Scotia, the condominium corporation can register a lien on your unit if you do not pay your share of the common expenses. This means the corporation may have the right to sell your unit to recover the money it is owed. At a minimum, all the costs that the corporation has incurred to collect your fees will be charged back to you, with interest.
INTERNET
At NRTH, the building has been pre-wired with Bell Aliant and Purple Cow service provider. Once you take possession of your unit you have the option to set up internet services for your individual unit with either of these service providers by contacting them directly.
B.6 WHAT’S MY VS. THE PROPERTY MANAGER’S RESPONSIBILITY TO MAINTAIN?
Most condominium corporations contract out the day-to-day operations of the condominium to a property management company (“Property Manager”) under the direction of the condominium’s Board of Directors. Arranging for the cleaning of common areas; payment of common element utility bills; operation and maintenance of the domestic hot water and heating and air-conditioning systems; snow and garbage removal; and the collection of monthly maintenance fees typically fall under the jurisdiction of the Property Manager.
There are usually limits on the Property Manager’s authority. For example, anything that requires a major expenditure, or an expenditure not accounted for in the annual budget, may have to be approved by the Board of Directors. The Property Manager is not responsible for items or operational problems within individual units, unless they are related to the common elements (e.g. heating systems, roofs, windows, exterior walls).
You as the condominium unit owner are responsible for some maintenance duties, and the condominium corporation is responsible for others.
Maintenance duties for the unit owner typically include:
Internal unit plumbing, appliances, heating, air conditioning or electrical systems that are contained in and serve only that unit
Cleaning window surfaces that are accessible from outside the unit (i.e. where there is a balcony or terrace)
Cleaning some parts of the common elements like balconies and patios that are assigned to or for the exclusive use of the unit holder.
Maintenance duties for the condominium corporation typically include:
Common area plumbing, electrical, heating and air-conditioning systems
Roof repairs
Window and door repair and replacement
Landscaping
Upkeep of recreational amenities and parking areas
Any other common area of the property
Sometimes the responsibility for maintenance and repair can be shared. For example, a heating, ventilation and air conditioning (HVAC) system may be part of the common elements, but the unit owner may be responsible for some tasks such as changing filters.
Please contact the Property Manager if you have any questions about your maintenance responsibilities.
B.7 HOW DO I GET A COPY OF THE DECLARATION AND BY-LAWS?
Your condominium’s Declaration and By-laws will be provided to your solicitor after the condominium is registered and will be updated by your property management going forward.
B.8 ARE THERE ANY RESTRICTION ON RENTING OUT MY UNIT?
Many condominium buyers purchase their units as an investment with the intent to rent them out. While most condominium corporations allow owners to rent their units to third parties, there are typically a few steps that you need to take before doing so. For the most current information on the rental rules at Reina please contact your property manager. Most importantly, the Property Manager must always be aware of who is living in the unit and have their contact information should there be an emergency.
C. NRTH INFORMATION
C.1 BUILDING DETAILS
C.1.1 Building Address
Your residential municipal address is:
5511 Bilby Street, (Your unit number)
Halifax, Nova Scotia
B3K 0M5
If you are located on the 8th floor you can use PH (with unit number).
C.1.2 Lobby and Elevator
The residential entrance is located off of Bilby Street and there is one elevator in this building for residential use.
C.1.3 Amenities
NRTH offers it’s residents the following shared amenities:
Gym: fully furnished fitness room equipped with cardio machines, a variety of free weights and resistance training machines.
Yoga Studio: A space to have a peaceful practice or enjoy a long stretch.
Outdoor Patio: Equipped with outdoor seating and a fire pit.
Property Management Office: The manager will take care of the essentials in the building and will work with the residents to create a vibrant and engaged community.
Parcel Room: Extra-large parcel room, to keep your deliveries safe and secure.
C.1.4 Vehicle Parking and Lockers
Resident Vehicle Parking
Parking at NRTH is located on Levels P1 and P2. In the interest of fairness, parking spaces have been allocated randomly; unless an accessible parking permit has been provided in advance.
Resident Storage Lockers
Storage Lockers are located within the parking stalls, either at the end or on the side. If you have purchased parking and locker they will be conveniently allocated together. Not all parking stalls include a locker, those who have not purchased a locker will be allocated to the parking only stalls.
C.1.6 Building Access and Security
To enter the main building, fob access is required. Visitors can use the Enterphone in the vestibule to gain access to the building by the owner allowing them entry, Owners that have purchased a parking stall will have a garage opener to enter the parking garage.
Cameras have been installed throughout the parking garage and in most common areas for added security.
Please provide Property Management with your information to set up the enterphone.
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 entry system.
C.1.8 Recycling System
There is a main garbage room in the building located in the lobby. Owners will be required to place their garbage in the appropriate sorting bin within this room. Property Management will coordinate garbage / recycling.
C.1.9 Construction Completion
When you first occupy your unit, it is possible that certain floors above you or areas below you will still be under construction for the first few months. Until such time you should expect workers to be on-site during typical construction hours.
Notwithstanding the above, construction work, including fire alarm testing, may take place outside these hours. We apologize for any inconvenience.
D. THINGS TO KNOW ABOUT YOUR UNIT
This section addresses typical questions from new condominium owners and provides some 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
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).
Your Heat Pump has a filter. This filter should be replaced every three months with the change of each season. 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.
Shut-off valves control water flow to individual plumbing fixtures and appliances. The main shut off valve is located within your suite, please contact your NRTH warranty representative to show you where it is located in your suite if not shown at the time of your Pre-Delivery Inspection. In the event of leak from a fixture or appliance, immediately shut off the valve to it.
Read and understand your appliance warranties.
Your dryer is a condensing dryer, for optimal results always keep the door to the laundry area open while the dryer is in use.
Your pull-out hood fan filters and microwave filters should be cleaned every one to two months.
Use only liquid non-abrasive cleaners on ceramic-top stoves, bathtubs, countertops and stainless steel sinks.
Do NOT use soap, ammonia-based cleaners, vinegar or detergents on your flooring and never pour water (or allow it to pool) on the floor. To clean floors use a lightly damp cloth and/or a proper floor cleaner.
D.1 MECHANICAL AND ELECTRICAL SYSTEMS
D.1.1 Heating and Cooling
The heating and cooling for your unit is supplied by a heat pump system located in the suite. Heating and cooling are controlled by setting the desired temperature on your wall mounted thermostat(s).
If your heating or air conditioning is not working, check the circuit breaker in your electrical panel. 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 fan coil 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 to purchase the appropriate filter for your unit. Note that the condominium corporation may put in place a filter replacement program, in which case the Property Manager will take responsibility for this task.
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.
Please also note that 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.
D.1.2 Ventilation
The ventilation for your unit is supplied by way of an energy recovery ventilator (ERV), which brings fresh air directly into your unit from the outside. While you are at home, the ERV will run on a continuous basis at low speed.
Increased ventilation can occur from your kitchen range hood fan (or part your microwave). This fan exhausts directly to the exterior and should be used whenever you are cooking. The filters should be cleaned regularly.
D.1.3 Maintaining Temperature and Humidity Within Your Suite
Your suites heating and cooling temperatures can be adjusted by using your thermostat. Please review the thermostat operations manual instructions.
Here are a few tips to maintain humidity levels within your suite throughout the year:
Lowering Humidity (Typically in Summer):
You may notice condensation on windows when cold air on the exterior comes in contact with your warmer interior space. By opening window coverings, (i.e. drapes, blinds, etc.), it will allow more warmth to reach the interior glass making it less likely for condensation to accumulate.
Bathroom exhaust fans and kitchen exhaust hoods remove moisture that activities such as showering/ bathing and cooking create. Keep exhaust hoods free of dust, grease or anything that could keep them from working efficiently.
Cover pots while cooking
Leave room doors open to allow good air circulation
Lowering the temperature within your suite also lowers the moisture level in the air as it cools
Plants - Reed palms, Boston ferns and cactus are good examples of indoor plants that can help regulate your home’s moisture levels.
Raising Humidity (Typically in Winter):
Allow excess humidity (i.e. steam) created from showering / bathing to enter suite
Use a personal humidifier as needed
D.1.4 Plumbing
Individual shut-off valves control the water flow to sinks, the dishwasher, the washing machine, toilets and the terrace hose bib if you have one. 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 generally is controlled by a main shut-off valve. If you were not shown the location of your main shut off valve within your suite at your unit inspection, please reach out to Owen at NRTH Warranty Services to provide you detail on your units location. Any leaks beyond the individual fixtures or appliances as discussed above should be immediately stopped by turning off these valves.
D.1.5 Electrical System, 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 suite is equipped with track lighting over the kitchen. We do not supply dining room fixtures as this is a personal decor decision. There is a capped electrical junction box where you can install a dining fixture if desired.
In order to preserve the look of our exposed concrete ceilings and given our open-concept design, we do not rough-in overhead lighting in living rooms, bedrooms or dens. Lighting in these 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.
D.1.6 Electricity
Each unit in NRTH is sub-metered for electricity. This means that you will need to set up an account with Carma Submetering and Billing Solutions before your occupancy date. Once you move in you will be billed by Carma directly for your suite’s individual electrical use. Water and energy (BTU) use is billed to the building as a bulk meter and the cost for this is included in your condominium fees.
Please be sure to complete your move-in form well before your occupancy date as you will be asked to provide proof of account set-up in order for your keys to be released to you.
Please follow these instructions to set up your Carma Account:
Complete the moving in enrollment form on the Carma website at the link below.
https://carmaplus.ca/CarmaBilling/EnrollmentONForm.aspx
If you have any issues setting up your account please contact Carma customer service.
Carma Customer Care Centre
T 1.888.298.3336
E info@carmacorp.com
D.1.7 Telephone / Cable / High Speed Internet
At NRTH, the building has been pre-wired for Bell Aliant services and is set up for future Purple Cow services. To activate these services, please contact the providers directly.
Bell
T 506-874-3203
Purple Cow
T 902-800-2660
D.2 APPLIANCES
D.2.1 Kitchen Appliances
As part of your NRTH purchase you have received appliances from various brands including GE, Moffat and Fulgor.
User guides and warranty information for these appliances will be placed in your suite for your reference.
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 NRTH Warranty Service to arrange for the matter to be investigated.
Your appliances were ordered through Mabe Appliances, 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 the GE services. They will process your request and dispatch the call to local GE Service provider who will contact you directly. The warranty is a one-year parts and labour warranty that starts at the date of possession.
Mabe Appliances
GE Service Department
T 1.800.361.3400 -1 -1
E cservice@mabe.ca
D.2.2 Washer and Dryer
Your unit at NRTH comes with a GE Stacked Washer and Dryer. The dryer is a condensing system, closet doors should remain open while the dryer is in use for optimal effectiveness. It is recommended to use HIGH EFFICIENCY detergent for your washing machine. Many common brands carry high efficiency detergent and fabric softener.
Tips:
Depending on what you are washing, follow the maximum load weight, and never load more than 2/3 full. Overfilling can cause clothes not to properly wash or dry and damage the machines.
High efficiency detergents are low sudsing. Always use HE detergent to prevent damage to the washing machine.
The dryer uses cold water to condense the moisture from the hot air. Since there is no external exhaust system some residual moisture remains in the machine. Take the clothes out and hang them for a few minutes for a final dry. Do not over dry in the machine.
As mentioned above with your kitchen appliances, if there is a problem that arises with your washer/condensing dryer, or if you need additional parts or want more information on how to use the machine, you should contact the appliance supplier directly.
Mabe Appliances
GE Service Department
T 1.800.361.3400 -1 -1
E cservice@mabe.ca
D.3 COMPONENTS AND FINISHES
D.3.1 Windows and Doors
To open the patio doors: Disengage the lock by pushing the lock down/up. Grab the handle and slide left/right
To close the patio doors: Slide the Sash Left/Right to close it. Re-engage by pressing it up/down.
To open the awning windows: Disengage the lock by lifting the lock handle. Turn the roto gear handle to open.
To close the awning window, turn the roto gear handle until the window sits inside the frame. Engage the lock by lowering the lock handle.
D.3.2 Walls and Paint
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 homeowner’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 paint colours below have been used to paint the following areas of your suite, please refer to this when purchasing paint to match the current colour.
PAINT COLOUR:
Benjamin Moore OC-65 Chantilly Lace
This paint colour has been used in your suite in the following areas:
Interior Walls and Trim
Bathroom Walls
Sliding Bedroom / Den Doors
D.3.3 Flooring and Stairs
Premium Vinyl Plank or Engineered Hardwood
We have installed Premium Vinyl Plank or Engineered hardwood flooring in your unit, depending on your selection. These products will maintain their excellent appearance provided that they are 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, ammonia-based cleaners or vinegar on the floor.
Flooring and Tile
Royale Floors
E admin@royalefloors.ca
D.3.4 Cabinets, Countertops and Backsplashes
Cabinets
Should you damage a cabinet door and need to replace it, please contact the manufacturer’s customer service department.
Cuisine Ideale
E info@cuisineideale.com
Countertops
The countertops in the kitchens and bathrooms of NRTH are made of an engineered quartz material.
Always use a cutting board to protect your countertops when your 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.
Backsplash
Based on your selections, your backsplash is either a full quartz to match your countertop or a tiled option.
Although rare your backsplash is susceptible to breakage should it be hit hard. Should you need to replace your countertop or backsplash please contact the supplier.
Jade Stone
E servicedesk@jadestone.ca
D.3.5 Doors
Swing Doors
The doors and doorframes in your 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.
D.3.6 Caulking
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.
D.3.7 Condensation
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 at NRTH, 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 specifically lower than your normal temperature.
D.4 GENERAL
D.4.1 Pets
NRTH’s condominium declaration allows unit owners to have a maximum of two (2) household pets (defined as a dog, cat, caged bird or fish). The Board can make rules pertaining to household pets, and also require that a disruptive pet be permanently removed from the building. Owners remain responsible for any mess or damage done by their pet(s) and should always use common sense and be courteous to others within the building.
D.4.2 Insurance
As a homeowner, it is your responsibility to obtain a condominium homeowner’s insurance policy that covers contents and upgrades, which the condominium corporation’s insurance does not provide. Condominium insurance is different from non-condominium insurance so it is important that your broker is aware that you have purchased a condominium.
Building Insurance
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 units as they were architecturally designed to the builder’s specifications only. The Corporations’ insurance covers the full replacement value of units and common elements. But any upgrades you acquired, and all of your personal property are excluded from the condominium’s policy.
Homeowner Insurance
You are responsible for obtaining insurance for appliances, upgrades and personal property, such as furniture, clothing and electronics. 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.
Please note that in all instances, insurance should include relocation coverage. In the event that the unit is not able to be occupied due to remediation or construction activity, the coverage for you or your tenant to move out and temporarily stay elsewhere would be the responsibility of the homeowner. It is therefore recommended that your insurance coverage address this.
D.4.3 Window Coverings
Your choice of window coverings has a significant impact on the look of the building. As part of the upgrade selections, NRTH offered manual roller shades in black for purchase. Please note that the Condominium Declaration requires that any window coverings added be roller shade blinds and that they be black in colour, or have a backing to this effect.
If you are installing your own 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 blinds, 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). In addition, when lowering your shades you should always leave at least one inch open at the bottom near the sill.
D.4.4 Outdoor Balcony/Terrace 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, for the complete list of rules and restrictions please review the Condo Rules:
Balconies, terraces and exclusive use areas shall not be used for the storage of any goods or materials, including bicycles.
Only seasonal furniture is allowed on balconies, terraces and exclusive use areas. All such items shall be safely secured in order to prevent such items from being blown off the balcony, terrace or exclusive use areas by high winds.
D.4.5 Suite Keys
In accordance with the Declaration all suite entry doors are on one 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.
E. WARRANTY SERVICE OVERVIEW
This section addresses typical questions from new condominium owners and provides some tips on maintaining your unit and its components. The information is by no means exhaustive.
THE BARE MINIMUM
All communication with warranty service, to be official, must be in writing.
When warranty service needs to make a service call in your suite they will contact you by email. They will not enter your unit without written consent.
After a service call warranty service will email you to confirm that you are happy with the repair. If you are not satisfied with work they believe is completed, please notify them within seven (7) days, otherwise they will assume that it has been resolved and will close out the file.
Please review the Lux Warranty Program standards available on the Lux Warranty website to fully understand your warranty and details on the claims process.
E.1 WARRANTY SERVICE OVERVIEW
We are committed to providing you with an excellent new-home product. 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 Warranty Service Team is therefore 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 within a reasonable time period as defined by your Lux Warranty. Items that are of a cosmetic nature only or items not identified during the PDI may not be accepted as warrantable items.
E.2 INSPECTIONS
E.2.1 Pre-Delivery Inspection (PDI)
Prior to moving in, you will have your Pre-Delivery Inspection of your unit. At this inspection our Warranty Service Representative will walk through your unit with you to note any deficiencies that may be found, and will take the time to go over important features and functions within your unit.
E.3 PROCEDURE FOR SERVICE WORK AFTER MOVE-IN
E.3.1 Warranty Service Representative
Our on-site warranty service representative, Owen MacIntosh will be available during the first year of occupancy. He will be your link to the construction team and can be contacted should you require updates on the status of your deficiency repairs, or have comments or concerns about the work being done.
Warranty Service Office
E warranty@nrthcondos.com
If for any reason you are unsatisfied with the service provided by our NRTH warranty service team, please contact our head office.
Customer Service Office
E customerservice@urbancapital.ca
E.3.2 All Correspondence to be in Writing
Any requests, concerns must be sent to our team in writing to be official. Our team will respond within 24 hours to your initial request and will continue to provide updates by email until the item is resolved.
E.3.3 Scheduling Service Calls
The Lux Warranty Program requires the builder to address warrantable issues within a prescribed period of time. During this period it is important that you provide us and any required trades with access to your unit.
In order to schedule a service appointment, our Warranty Service Representatives will contact you by way of email to request access to your unit for the repair. Please ensure you respond in writing confirming that they have permission to enter your suite and escort the trade or serviceperson to perform the necessary service work. If they do not receive your confirmation they will not enter your unit to perform the necessary work.
E.3.4 Common Element Issues
If you experience or see a common element problem or deficiency you should write to your Board of Directors via the Property Manager to report it.
Real Estate 360 Residential Property Management
E admin@realestate360.ca
T 902.464.7777
F. YOUR WARRANTY
F.1 UNDERSTANDING YOUR LUX RESIDENTIAL WARRANTY PROGRAM
Your Lux Warranty Guide can be found here.
G. STAYING IN TOUCH
We are thrilled to welcome you to your new home. At any time we would love to hear from you about your experiences with Urban Capital and at NRTH. To provide comments, please fill out our Feedback Loop questionnaire at www.urbancapital.ca/feedback-form or contact us at customerservice@urbancapital.ca.
And please continue to follow our website and social media accounts to learn about upcoming projects.