Spring has finally arrived!

Spring has strung in Calgary! Finally!

A few things to note:

1. Upgrading the decks on the second and third floor - by now you would have received a letter in the mail explaining how the deck upgrade will be funded via special assessment. Major projects like this do not come up that often but it is important that when they do we manage them in a responsible way, a way that gives owners some flexibility in terms of how to pay the assessment. You have two options:

• Pay the full amount by August 2018 via cheque payable to Condo Corp No. 0512735 and mail to Connelly and Company 2723 - 37 Avenue NE, Calgary, AB, T1Y 5R8 or,

• Make monthly payments from August 2018 - August 2019, Connelly needs your permission in writing to do this - you can email darynn@connelymanagement.com or send a letter to Connelly at the address listed above

We ask that you choose your option and complete the process in a timely manner. If you have questions, please contact Darynn at darynn@connellymanagement.com. 

2. Please break down your recycling when you put it into the bin. If we all do this, we will need less picks reducing our cost. A couple extra minutes could mean a few extra dollars in our operating fund

3.  Our favourite topic - doggy do-do! Please be curious to your neighbours and pick up aft4er your dog. Our right to own them comes with our responsibility for poo. 

4. Our other favourite topic - smoke butts. Please don't throw your smoke butts on the ground. We live in a shared building and you agreed to keep it clean when you decided to live in this kind of environment.

Thank you for your understanding and attention,

Expresso Condo Board

AGM and Winter (oh my!)

Hello Expresso!

Hope everyone is well and ready for winter. Do you have your winter tires on yet?

AGM - the AGM is complete for the year.  We had a totally of 8 present and 4 via proxy. Thank you to those owners who came to learn and ask questions - the board always appreciates the attendance. The usual suspects are back on the board and we have one new addition - Hailey - welcome!

A special thank you to Lindy and Tiffany who moved onto the next chapter of their lives this year.  They both put a lot of effort into ensuring the building is maintained, safe and in good a financial state. Thanks again ladies and all the best in the future!

Overall, 2016 has been a quiet year in terms of big maintenance activities.  The year was made up of smaller projects and continuing to ensure we are secure which included replacing the garage door and improving our security system.

2017 Focus:

Offsetting the carbon tax increase costs will hit our bottom line January 2017.  Utilities are the largest line item on our operating expense and we will see an increase in electricity and natural gas costs - estimated around 5% more. We are working with Connolly to find innovative solutions to offset these costs over the long run.  There are companies like Gasonic who are retrofitting building's with LED lighting systems to help decrease the cost of electricity over the long run...something for us to consider.  http://www.gasonic.com

Interior painting - is it that time already! It feels like we just painted.  Time for touch ups...we are targeting Spring 2017.

Decks - it is time to work with an Engineer to find out what we need to do with the decks to ensure they are safe and sound.  We anticipate replacement of some and will be working to build a plan and timeline to do this work in the most cost effective way for owners.  This could mean starting to save up now and defer the work for a couple years (if we can safely),

When is the next Reserve Fund Study? 2018

What is a Reserve Fund Study? click here to learn more

Winter is coming...

Remember to keep your doors and windows closed on those cold days to prevent issues with the heating system. Click here for a few more tips on how to prepare for winter!

Thank you, if you have any questions or concerns please let Connelly know!

Expresso Board

Hello Expresso!

Hello!  A few things are going on at the condo....here is some insight.

2016 Operating Budget

Is currently under review by the board...you will receive a copy in February.



The Trees are getting a hair cut

The board is reviewing quotes to decide on a tree stylist to give them a trim.  We will also have the broken branch removed that is stuck in the tree on the back-west side of the building.



Winter - what winter - reminders

Please wipe your shoes on the rugs when you enter the building, it's messy out there - this will help keep the carpets clean.  If it does get cold, remember to keep your
doors and windows closed so the pipes don't freeze.



Doggy do do

Remember to pick up after your doggies.  Thank you to everyone who follows the process to have a dog in their unit.  We really appreciate it!

Late Summer Update

Hope everyone is enjoying the summer.  The board has a few updates for you.

1. The Annual General Meeting is coming up on September 15, 7:00pm at Connelly Management Company.  You will receive your package in the mail soon.

2. The board completed a Spring walk-around and found a list of small maintenance items like painting the back fence and putting the final touches on the front stair repair.  We approved the quote this week.  You will see the contractors taking care of these items before fall.  It will be nice to spruce up the outside of the building, it's been awhile.

3. All is not lost in the front flower bed.  We are hopeful the plants rooted well before the storm.  We will prune them back this fall and look forward to seeing them thrive again next year.  We are slowly sorting out the arrangement with the landscaper to weed the front bed.

4. Fire Inspection coming up on September 24. You would have received a notice on Saturday.  Please make arrangements with Monica so we can access your unit.  We always find at least one unit that needs a repair of some sorts to ensure the alarm is working to protect the unit, occupants and building in case of fire.  Also, we are going to look at the emergency lighting, a few of the lights did not come on when he lights went out during the last storm, they will be fixed also.

5. We have heard there is increased theft in the area. Please take extra care when you are coming in and out of the building and don't let anyone in that you don't know.  We are very kind creatures but be careful when holding the door for someone you don't know...just in case.  Also it is best practice to wait till the garage door closes before driving away, to deter someone from entering.  I am guilty of not doing this but plan to do this more often.

6. Next big job at Expresso will be to assess and maintain the balconies as per the reserve fund.  This is going to be a big job.  We are going to start reviewing quotes and scope out the work.  Work will be planned as cost effective as possible and could span a couple years.  We will keep you informed as we know more.

Thanks! Enjoy the last part of summer (I hear we are going to have a long warm fall...awesome!)

Expresso Condo Board

Recycling is coming to Expresso!

Dear Owners/Tenants of Expresso:

As you may know the City of Calgary has mandated all apartments and condominium complexes to provide recycling services to their Owners/Tenants as of Feb. 1, 2016. Your Board has opted to start this service for Expresso sooner rather than later by adding a no sort recycling program besides our current garbage bin starting April 1st, 2015.

Calgary Herald article

We hope that those of you who are already committed to recycling will find this more convenient and that those of you who do not regularly recycle will take advantage of having the service available on site.

We respectfully request that only approved recycle materials be put in the recycle bin, garbage deposited in the garbage bins only and that all renovation and hazardous materials be disposed of at an appropriate City facility off-site.

Where do you take items that CAN'T go in the bin?

Items like paint, electronics, tires etc. Check out the Alberta Recycling wesbite. There have an interactive map that will help you find a location for what you need to recycle!

There will be signage on the recycle bin indicating what is acceptable for recycle and what is not. You will also receive a notice under your door with this information and a chart of what can added to the bin.

Any questions or concerns on the foregoing can be addressed to Darynn Morey at Connelly Management.

Thank you,

Expresso Board of Directorsrrs

Winter is here!

Hello Expresso

Few things to touch on...

Front Step Repair

• We hoped to get the stairs complete prior to Winter.  As you can see, they are not done.  Sounds like temperatures are going to warm up next week (fingers crossed), if they do, we are going to really push to finish pouring the new cement to remove the tripping hazard due to the lip between the new/old concrete.  
• The project includes applying a traffic deck coating finish to waterproof and non-slip the surface.  We are trying our best to get as much done as possible.  We are also going to talk to he contractor about the fact they committed to having it complete before winter, hoping to work something out with the final invoice.

Snow Removal

• The first winter snowfall brought freezing rain, which created very slippery conditions near and around our building.  I want to thank everyone who pitched in to help out with the car accident bordering Edmonton Trail on Sunday.  I do believe our efforts contributed to minimizing the severity of the situation.  
• We do expect the snow removal contractor to remove the ice.  We are never satisfied with simply clearing the snow on top of the ice.  Our concerns have been submitted.  It is important we are clear on our expectations and manage to them as the winter progresses. Please be careful when you are walking outside the building, we are doing what we can and will continue to work with the contractor.

Hot Water Heating System

• Although rare (some even say it's a myth) we don't want to risk freezing the pipes, it will lead to a costly fix for all owners. Winter can get a little stuffy but please remember to keep your doors and windows closed when it is cold outside.

Updates to the Blog will be made as we learn more, please check back often or set up a notification.  We won't always post a notice in the building when we quick posts.

Thank you,

Remembering our fallen heroes today....

Expresso Condo Board

Power and Garage Door

The power was off today because the city was cleaning up trees in the area.

We placed to call to have the garage door fixed since it is stuck in the open position.

Thanks
Condo Board

Expresso Parkade Cleaning

Tuesday, June 10, 2014

8:00a - 4:00p

In order to facilitate a thorough cleaning we ask that all cars and items on the ground be removed.

The corporation and the contractor Komodo Services Inc. will not accept responsibility for any damage to vehicles or possessions that are not removed during the cleaning.

Note: please consider putting a tarp over the things in your storage unit as there will be excessive dust during this time.

Thank you for your patience and 

cooperation at this time!

Spring Update

Hello Spring! 

Although it keeps snowing the board is talking about Spring clean-up.  Here are some updates for you.

Carpet and Painting

As you can see the painting and carpet have been replaced.  We hope you like it.  The board is happy with the result.  There are a few touch ups to do but overall the main work is complete.  Like you, we want to keep the carpet and paint in the best condition possible so we ask you to keep the following in mind:

1. Wipe your feet when you come in.  We placed a carpet inside the East side door, like the one at the front door, to wipe your feet off.  We also increase the cleaning to ensure we keep the new carpet in the best condition possible.
2. When opening doors please try to avoid scraping keys and sharp objects along the door when pushing them open.  This will ensure we can avoid doing too many touch ups.
3. Be careful when moving large items in and out of the building.  There is a $100 charge to move in or out of the building, this is payable to Connelly and Company and we use it cover any damage that may occur during the move.

Front Steps

We put up signage during the cold months to make sure people were careful when using the steps.  We are currently reviewing quotes to fix the stairs.  This will include a quote to repair the cement pad at the bottom of the steps.  We want to do the proper work now so we don't have to do additional repairs in the near term.  Cement work was slated for 2018 in the most recent reserve fund study, we will use some of those funds now to repair the front steps.  This work will be started once we review and choose the contractor to do it.  Hang tight...they will be repaired soon.

Recycling

We are talking about recycling and the request the city made of all condo units having a recycling program in place by 2016. More to come.

Insurance Premiums

Are going up for us too.  Like most properties in Calgary our insurance premiums are going up too.  We will budget according.  

Shaw Cable

A few units are experiencing issues with the Shaw cable connection in their unit, including a couple board members.  Shaw suggests a couple fixes, one being running a line up the side of the building into the unit from the tower.  We aren't prepared to grant approval to run the lines on the exterior of the building just yet.  I know I have issues sometimes, not always.  The internal cable is old, this is an issue, we need to discuss further.  More to come on this.  In the meantime sorry for any inconvenience this is causing.  I know people with TELUS TV and it is working ok.  

Spring Clean-up

It is that time of year when we will have the parkade swept out.  We typically wait till the street sweeping is complete and the snow stops.  This will be the case again this year.  We are all looking forward to the clean up around the building.  Soon enough it will be nice outside, the tree will get their leaves back and we can all enjoy the outdoors.

What else can you expect this Spring?

The next big project will be to inspect the patios.  We are required to inspect the integrity of the patios.  This means, removing the surface of the decks to ensure the structural elements are safe and sound.  No reason to worry, this is a preventative practice and we are right on schedule.  Any repairs or replacements needed will be done.  This work will not all be completed in 2014, it will be ongoing over the next couple years.  We are in planning mode, more to come on this.  Just know the board is on top of it, right on time and will ensure we do it a cost efficient as possible, not sacrificing quality.  

We live in an amazing building that is very well maintained.  We continue to make timely decision to protect your (our our) investment.  Happy Spring! more to come.

Expresson Condo Board

INSTRUCTIONS FOR KEY DROP - Door painting

INSTRUCTIONS FOR KEY DROP

1.  Use clear plastic zip bag

2.  Mark your unit number on the label/bag

3.  Mark “R” to return the key under the door  at the end of the day or “K” to keep the key for 2 days

*If you mark “R”, please remember to put your key under the door for the following day

4. Place key in a ziplock bag and zip closed

5.  Slide the bag under the door of the main floor Mechanical room

2014 RENOVATIONS UPDATE

WEEKS OF JAN 13^TH & JAN 20^TH

Individual Unit doors will be painted and access to Owner/Tenant units will be required.  

UNIT ACCESS REQUIRED 3^rd Floor

THRUSDAY JAN 16^TH & Friday JAN 17^TH 

We will require unit access to all 3rd floor units for both days. Please either arrange to be home, or alternatively we have a secure system on the main level Mechanical Room door for you to leave your key.

The doors will have to be left slightly opened so the paint will properly dry. For those who leave us their key, we will have someone on the premises all day that will pick up your key from the main floor and monitor your unlocked door. 

If you reside on another floor and would prefer your door to be done on the above days, or if you have any questions or concerns, please call Jim 403-921-7719 or Darynn 403-228-1557 at Connelly &Company.

PLEASE REFER TO THE CALENDAR IN THE FRONT ENTRANCE FOR 

RENOVATION UPDATES 

THANK YOU FOR YOUR COOPERATION

Minutes from October Board Meeting

The winter has arrived.  Please remember to be careful when walking up the stairs at both doors, they can be slippery before the snow removal company arrives.  Also please remember to keep your windows and doors closed on cold days.  The cold air could freeze the water in the pipes and they could burst, this would be a hefty special assessment for owners if we had to fix pipes.

What's going on these days?

1.  Reno's are coming soon. Some of you may have run across the board looking at carpet and paint swatches over the last couple months.  It is great to have a couple new board members, it allowed us to do a vote to make the final selection.  It was a very close vote of 4 to 3 but we all happy with the outcome.  We are waiting for the final quote to ensure we can manage both the carpet and the painting costs and then we will put together a schedule to do this work.

What can you expect during this process? 

• This will require access to units as certain times.  We are going to post a large calendar of events in the front lobby, post to the blog and potentially mail out notices. 
• The painters have to open your door to paint around the door and trim. 
• We have all decided to place rubber on the stairs from the main level to parkade.  This is a high traffic area and the carpet takes a beating,  the rubber will last longer, look great and match with the carpet and tile.
• We are all very excited about the face lift our building is going to get.  Now the halls will look as great as our units! 
• None of us love to make arrangements to allow the contractors into our units, it is a pain in the butt.  This will be short term pain for long term gain!

2.  Thank you for your cooperation during the Fire Alarm testing.  It was very successful and was successfully completed.  It is a very important process, we did replace fire detectors is a few units as they were not operating as efficiently as they could be.  Safety is very important and we are glad to see you are all committed to keeping our building safe from fire.  We are done for another year.



3.  An updated Reserve Fund Study is available.  Owners can request a digital copy from Connelly.


4.  We are now into the winter months and will of course be faced with the same things as most winters.  A few reminders...

• When it gets really cold the garage door acts up, the sensor is set off by the collision of hot and cold air.  This causes the door to go up a down a few times in a row.  Not ideal, we know, but something we have to deal with.  We have had many people out to look at our garage door and everything is functioning perfectly.  This is not a isolated problem, many buildings with similar designs run into the same issue in the winter.
• We will be reinforcing the importance of keeping the driveway clear of snow.  I don't have winter tired and it can be a frustrating event to try and get up the incline after having to stop to open the door with the key. 

Not too much else to report.  As always if you have any questions please contact Connelly directly. 

Thank you,
Expresso Condo Board

Fire Inspection Reminder

IMPORTANT

The Annual Fire alarm Inspection by PDS Fire Protection will be taking place at The Expresso on:

September 12^th2013 between 8:30 AM & 12:00 Noon

Please be available to let the inspectors in your unit during this time. If you cannot be home at this time please make other arrangements by leaving a key with your neighbour.

OR

If you will not be home and need to provide Elaina a key please drop it off during the following times:

Monday, September 9, 7:00 - 9:30p

Wednesday, September 11, 5:00 - 7:00p

You will not be able to slip an envelope under the door as there is a door seal in place (as originally instructed). Please write your first and last name, unit number and phone number on the envelope so it can be returned to you later on September 12.

Thank you,

Expresso Condo Board

 

Contact Elaina (403 650-7498) if you need more information or visit the blog.

Elaina, board member, has volunteered to accompany the inspectors that day.

Thank you for your co-operation

Connelly & Company Management

August 28^th 2013.

2012-2013 Expresso Condo Board Update Letter

The Expresso Condo board would like to provide you with highlights of the past year and communicate the plans for the upcoming year.  Overall, there were no major issues this past year and the condo remains in a good financial position.

The main expenditures in the past year include the replacement of the domestic hot water recirculation line in the first floor ceiling which was a source of repeated leaks, the installation of a backflow preventer on the sprinkler system to ensure the condo is compliant with the city’s by-laws and recently the replacement of the hot water boiler.  The majority of these expenditures will be charged to the 2013 fiscal year.

Financial update

The 2012 fiscal year covers March 1, 2012 - February 28, 2013.  The year-end audit was completed for 2012 with no qualifications.  As of February 28, 2013, our net asset position strengthened to $174 thousand from $154 thousand in 2012.  This was due to higher revenue over expenses for the year-ended February 28, 2013 compared to the prior year ($12 thousand increase).  The main reason for this was lower repair costs and a prior year insurance deductible that did not reoccur in the current year.  Although cash slightly decreased by approximately $4 thousand compared to the prior year, this was partly due to a transfer of $10 thousand from our operating fund to reserve fund.

A new five year reserve fund study was completed in 2013.  Although this did not result in a condo fee increase for the 2013-2014 budget, we will assess how the revised budget will impact future years, including any potential condo fee increases.

Forward-looking items

The budget strategy being implemented by the board is to keep the condo fee increases to a minimum and use special assessments to cover a couple specific reserve fund purchases.  The first of which will be for new carpets.  As the current carpets are badly worn, the board is planning to replace all the common area carpets this fall.  The hallways will be re-painted this year (or early next year) giving our home a fresh new look.  Once the board finalizes the quote for the carpet, more details on the special assessment will follow.

The condo board is always looking for more members, so if you are interested in having a say in the running of the condo please contact Connelly and Company.

We look forward to seeing you at the AGM. 

Best Regards,

signed “the Espresso Condo Board”

AGM Reminder

It is important to attend the AGM on September 4^th at 7:00pm...

WHY?

The board will be discussing:

• The expenditures the condo has encountered over the past year, some unplanned.
• The audit report outlining our financial position.
• Increases coming to the condo fees and a special assessment for all units.  The Reserve Fund Study was completed and outlines what work needs to take place on our building, now and in the future.  The board will be discussing the strategy being implemented to keep condo fee increases low and use special assessments on certain projects.  You will receive a letter from the President with some additional detail; exact numbers will not be presented at the AGM as they are still in progress.

You will be receiving an AGM package in the mail.  Please review the information and come with your questions, we are happy to address them.  If you can’t attend the AGM it is critical you complete and submit the Proxy sheet to ensure we are able to go ahead with the meeting.  We need 25% attendance the run the meeting. 

Thank you for your attention to the AGM and proxy, it is important the meeting can run so the board members don’ have to try to re-schedule.

See you next week,

Expresso Condo Board

ANNUAL FIRE INSPECTION - September 12, 2013

ANNUAL FIRE INSPECTION - September 12, 2013

The annual fire inspection is here again.  You will receive a notice in your mailbox and under your door.  It is important you are either home during the inspection or provide a key in a marked envelope to Elaina in Unit 312.  

If you plan to provide a key lease make sure the envelope has the following information to access your unit and to return the key:

1. First and last name
2. Unit number
3. Phone number

We are charged a penalty for each unit we can't get in which we have to take out of the condo fee contributions.   Please be considerate make arrangements so the condo doesn't incur any unnecessary fees. Also if there was ever a fire and it was traced back to your unit and the inspections were not complete the owner of that unit will be help responsible for the damage and the costs associated with the first department coming to the building (not fun).

Thank you,

Expresso Condo Board

Save the date: AGM meeting September 4th

You will be receiving an official AGM meeting letter in the mail.  Please save the date on your calendar - September 4th.

New to a condo building? What is an AGM?

The AGM (Annual General Meeting) is held once a year and all condo owners are invited to attend. The meeting gives owners a chance to ask questions and discuss current issues.  Click here for more information. This is also when the new condo board is chosen, we have room on the board.  It requires about 2-5 hours a month depending on what's happening.  This is a small amount of time and an important job to ensure the building is being maintained properly and your investment is protected.  Give it some thought.

See you on September 4th!

Expresso Condo Board

Do you want to help clean up from the flood?

I think we can all be thankful for the hill we live on.  Of course many people weren't as lucky.

If you have time and energy you can get involved.  Check out Twitter @yychelps or just go down to the registration centre in Mission to sign up and head out.  Click here for more information.

Follow by email

If you would like to be notified when a new post has been made to this blog please enter your email address in the "Follow by email" box on the right hand side of the page.

Thank you,

Vent Cleaning

The board recently discussed vent cleaning.  As it is a significant bill that we haven't budgeted for, we decided to wait until fall to make the decision at that time.  

 

In the meantime...

 

Please keep on eye on your dryer vents as spring and therefore nesting season has arrived.  If you do have a problems with your dryer vent, please contact Connelly.

Thank you,

Expresso Condo Board