Typically, AGM notifications cannot provide sufficient background or detail explaining what the thinking was behind the resolutions being presented.
This post will clarify what the Strata Council was trying to accomplish when drafting the resolutions for 2026. We’ll go through the resolutions one by one.
Resolution 1: Funding for Gutter Replacement, Option A
The gutters are in a very bad state, caused by various forms of damage, particularly change of slope angles when large groups of shingles were haphazardly thrown onto gutters by untrained handyman workers rather than properly removed by licensed roofers during the last roofing project.
There are leaks throughout the complex. Water damage is affecting many areas. Leaks in the winter are leaving treacherous icy patches where people walk. Water ingress and leaks are impacting property values.
Council tried to address the issues by having a contractor fix targeted gutters last year, but despite having some positive impact, the problem is so great that it would cost too much to fix everything. It is far more financially responsible to do a full gutter replacement.
Several quotes were requested from qualified vendors. The vendors will use quality materials, utilizing the same gutter profile as currently in place. All 27 buildings as well as the amenity room and car wash station are included. As well, the estimate allows for anticipated rotten fascia boards to be replaced at the same time. It’s unknown exactly how many fascia boards may need replacing, but there is allowance for roughly 375 linear feet. The cost for removing and attaching any additional fascia boards is a reasonable $65 per foot.
The cost is estimated at CAD$223,300. Council is recommending a 50/50 split in funding, with owners paying CAD$111,650 through a special levy. The levy will consist of approximately CAD$160 per month for 6 months. This is reasonable, and will significantly reduce the drain on the CRF.
Some owners have asked if it makes sense to do the gutters before the roof. We asked the professional roofers and they said it is perfectly fine, as long as there is not a lengthy multi-year delay before the roof is replaced. If the roof replacement happens in the next 1-3 years the gutters can be done now to minimize the financial impact at that time.
Resolution 2: Funding for Gutter Replacement, Option B
If owners reject the 50/50 split, the entire amount would come from the CRF. The challenge with this is that it will diminish the CRF at a time when a small levy is helpful. If this option is selected, the additional CAD$111,650 will have to be added to the total CRF impact of the roofing project that will be essential in the next year or two. That project will require a fairly significant levy even if split over phases, and by using Option 1 at this time the higher levy for the roof can be avoided.
Resolution 3: Funding for Stairs Replacement
There are 34 wooden stairs in the complex. 10 have been targeted for replacement due to their long-overdue need to be rebuilt. They are unsightly and greatly reduce the curb appeal of the complex, dropping property values in the process.
In the past we have used pressure-treated wood. This requires painting every 2 years, as algae buildup happens quickly and paint deteriorates, leaving raw wood that becomes rotten. Wood cannot be power washed, creating a long-term maintenance headache.
Modern composite materials provide an excellent alternative. The products are made of recycled products, mostly plastic. They look identical to wood and provide better slip resistance. The recommended product, Timbertech, comes with a 50-year warranty. Best of all, they can be power washed, making it easy to maintain a beautiful curb appeal on these all-important entryways.
The cost of construction, based on estimates received, is CAD$3,800 per staircase for composite materials vs. CAD$3,000 for wood. However, the use of composites means a saving of painting costs in year one as well as CAD$2,450 savings every 10 years thereafter, and no need to rebuild the staircase in 10-15 years as is required with wood. Thus, the overall saving is more than 50% over time. Because they can be power washed, the curb appeal remains high at all times.
The objective is to replace the urgent 10 staircases in 2026, then target others only as needed so that over the next 15-20 years all the stairs will be replaced with composite materials. From that point on, the only construction needed will be replacing the wooden “stringers” (the frame underneath), while being able to continue using the composite treads and risers. The resolution simply authorizes all future staircase replacements to use composites.
The budget for the initial 10 stairs is set at CAD$43,922 based on initial estimates, but is likely to be slightly less. Based on one estimate, it may be only CAD$38,000, but there may be a slight additional cost because we are asking the contractor to apply butyl tape to the stringers to help them last longer.
Resolution 4: Funding for Full Painting Project
Because curb appeal is the largest driver of property values, it is important that we regularly maintain a visually clean and attractive look for our buildings. In fact, paint is the second largest driver of curb appeal ROI, after landscaping, in numerous real estate industry studies.
Council had several competent painting vendors walk through the complex, providing insight. While it is possible to target specific doors and trim areas, they recommend not doing that because no matter how closely we try to match the color it will still look uneven from one unit to the next. As a result council recommends a full painting of all white trim below the third floor, including front doors, mini doors, garage doors and the garage side entry doors. This project includes painting of the three wooden staircases that are as yet unpainted.
Total budget is estimated at CAD$150,000. The amount includes replacing rotten garage door trim areas with new wood. Council proposes funding this through the CRF.
Resolution 5: Funding for Entrance Doors Only
This resolution will only be considered if Resolution 4 fails to pass. With this option, only targeted front doors and garage doors will be repainted, including some trim sections, the mini doors that were replaced and still need painting, and the three wooden staircases that were rebuilt and still need repainting.
The budget is approximately CAD$40,000 for this targeted version. As mentioned above, it is not ideal because those doors will look different from neighboring doors, creating an ongoing need to do the entire complex at some point in the future to address this visual imbalance.
Resolution 6: Funding for Decks and Balcony Replacement
Balconies were identified back in 2019 as an area needing attention. Since then there have been ongoing efforts to replace balconies and decks. This involves new membrane, adjusting any slope issues, and replacing rotten or damaged wood.
Until 2025, a total of 27 balconies were repaired. They were selected based on priority of need. However, as a result, there would be some buildings where one or two units would be left alone while the units on each side were addressed.
Council would like to address a further 34 balconies so that all but one of the previously affected buildings would now be complete. The remaining buildings would be addressed in a building-by-building approach over the next two years.
This project would be funded from the CRF at an estimated cost of CAD$121,820.
Council believes that the CRF is healthy enough that we can take care of these issues without excessive levies. Approval of these projects will enable some areas of the budget to be eliminated, with the corresponding surplus then going back into the CRF next year.
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