Property Management

1) Is Cedarglen Living the property manager?

Cedarglen Living starts as the interim property manager during the early stages of possessions. As a substantial number of units are occupied, Cedarglen Living will hire a property manager, to take over the management of the common elements of the property.

2) What is a turnover meeting?

A turnover meeting is the first meeting of owners. The turnover meeting will be schedule 180 days from the title transfer or when 50% of the unit factors have had title transfer. Whichever is first. At this point in time the condo board will be formed.

3) When is the turnover meeting scheduled?

The turnover meeting will be schedule 180 days from the title transfer or when 50% of the unit factors have had title transfer. Whichever is first.

4) When is the first AGM?

The annual general meeting will be held within 15 months of when the condominium plan is registered.

5) What are the responsibilities of the property manager?

Your property manager has a critical role in the long-term value of your property.

Maintenance and long-term budget replacement of the following items:

  1. Siding
  2. Roofing
  3. Windows
  4. Common elements in apartments (elevators, hallways, stairwells, parkade, etc.)
  5. Distribution systems (plumbing, electrical, heating connections) Note that townhome owners are responsible for all mechanical equipment in their home as it sits within owner property.
  6. Irrigation
  7. Landscaping
  8. Snow removal
  9. Waste/recycling and compost
  10. General site repairs

They are responsible for the financial upkeeping of the corporation including the following:

  1. Annual Budget
  2. Monthly Financial Statement
  3. Procurement of auditor on a yearly
  4. Collection of condominium fees
  5. Collection of any arrears or fines

They are also responsible of enforcing the rules and policies in the bylaws and created by the board of directors. For more information on policies pertaining to your condominium corporation, please reach out to the relevant management company.

Condominium Board

1) How do I join the condominium board of directors?

To join the board of directors:

  1. You must be an owner of the corporation (if you have not occupied your home yet you will not be able to be a board member)
  2. You must either attend the turnover meeting or annual general meeting, or if you are unable to attend, submit your name for nomination to the management company.

The by-laws allow for a minimum of 3 board members to a maximum of 7. In the event there are more than 7 applicants for the board of directors a vote is held. The 7 applicants with the most votes, will become the board of director.

2) What are the responsibilities of the board of directors?

The board of directors is tasked as acting as the governing body for the condominium corporations. There duties include but are not limited to the following:

  1. Make decisions on selection of maintenance contracts and long-term replacement decisions (tender for maintenance and replacement items procured by management company and then selected by board of directors via vote)
  2. Approval of budget
  3. Creation of rules and policies
  4. Hold board meetings (minimum 8 per year)
  5. Record meeting minutes from board meetings

Snow Removal

1) Who looks after snow removal during the winter months?

The property manager and board of directors will procure a snow removal company that will clear areas outlined by the board of directors/property manager. This may vary pending your site and desired budget of the corporation. For exact locations of snow removal, you can contact the property manager.

2) When will the snow be cleared?

The exact schedule will be outlined in the contract with the company, but industry standards include the following:

  1. Within 24 hours of snowfall, all sidewalks, driveways*, and parkade ramps** will be cleared.
  2. During extended snowfalls, the snow removal will be competed 24 hours from the last time of clearing.
  3. De-icer to be applied to icy areas as required.
  4. Plowing of roadways to be completed only when snowfall over 24-hour period is greater than 5cm.
  5. Patios and balconies are not cleared by snow removal company and are the responsibility of the homeowner to remove.

3) Who should I contact in the event I have concerns over the snow removal/icing issues?

Property manager

4) Why are there large piles of snow staged at different locations on the site?

Snow staging is a critical efficiency to save money for the corporation. In order to remove the snow from site, a contractor is hired with loading equipment and dump trucks. In addition, you typically pay to dump snow at city or developer locations. This is a costly endeavor and while typically budgeted, if avoided is a great savings on a yearly basis.

Common Property

1) What defines common property?

Common property is the area outside of your residence based on the description in your bylaw. This typically includes but is not limited to the following items:

  1. All spaces outside of drywall area
  2. Distribution systems within the wall
  3. Siding
  4. Roofing
  5. Windows
  6. Exterior doors not including the garage door**
  7. Parkade
  8. Common mechanical and electrical equipment*
  9. Bike racks
  10. Storage locker rooms*
  11. Stairwells*
  12. Lobbies*
  13. Elevators*
  14. Parkade garage doors*
  15. Intercom and key fob system*
  16. Security cameras*
  17. Irrigation
  18. Landscaped areas
  19. Bollard lighting and street pole lighting
  20. Roadways
  21. URW within site
  22. Sidewalks

2) Who manages all the common property?

Property manager through the direction of the board of directors. If there are issues pertaining to any of these items listed above your property manager should be your first point of contact.

Landscaping Maintenance

1) Who looks after the landscaping maintenance?

The property manager and board of directors will procure a landscaping maintenance company responsible for the spring/summer and fall landscaping maintenance.

2) What are the responsibilities of the landscaping company?

The schedule of tasks for the landscaping company can range, pending the board of directors. The more tasks and frequency of visits can drive the costs up and is a determination in what the board of directors chooses. In general, a landscaping company will be responsible for the following duties:

  1. Weeding of mulched areas
  2. Mowing/edging of grassed areas
  3. Irrigation start-up and blow-out as well as any irrigation concerns over season
  4. Spring and fall clean-up.
  5. Fertilizer and weed control for grassed areas.
  6. Street cleaning in spring following snow melt.
  7. Top up of mulch and replacement of trees/shrubs if past 1-year warranty.

3) Does Cedarglen Living replace dead trees and shrubs?

Cedarglen Living provides a 1-year warranty on all tree and shrub plantings. An inspection is completed with Cedarglen Living and the board of directors to document and dead trees/shrubs and replacements are then completed. Note that this inspection is not completed until summer to ensure that all plants have the opportunity show growth after the frost has come out of the ground.

Waste, Recycling and Compost

1) Who looks after the pick-up?

The property manager and board of directors will procure a waste/recycling and compost contractor for regular pick-ups.

2) How often are the pick-ups?

The frequency of pick-ups will be dependent on the number of bins and usage. The goal of the board of directors is to maximize the efficiency of the frequency to ensure that dollars are being spent appropriately.

3) Who should I contact in the event there are issues with the pick-up (overflowing)?

Property Manager

4) What items can I place in the garbage bins?

5) What items should not be placed in the garbage bins?

6) What items can I place in the recycling bins?

7) What items should not be placed in the recycling bins?

8) What items can I place into the compost bins?

9) What items should not be placed in the compost bins?

10) Why is it important to sort my waste/recycling and compost properly?

Companies such as waste management charge a sorting fee if items are incorrectly placed into the bins. This cost comes as an extra back to the corporation. Do your part and save your own money!

Insurance

1) What does condominium corporation insurance cover?

A condominium corporation under the condominium act in Alberta is required to hold insurance for the full replacement value of the project builds (based on standard finishing only. Betterments and improvements explained below). To do so they require a third-party appraisal for the replacement value before going to multiple insurers.

For exact coverage and deductibles please request a certificate of insurance from the management company or Cedarglen Living if construction is still ongoing.

2) Do I have to carry any additional insurance for my home?

Yes, at time of closing, Cedarglen Living’s legal representation will require proof of general liability with a minimum limit of $1,000,000.00 coverage. In addition, we recommend the following (Note: Cedarglen Living is not a licensed insurance brokerage. For any clarification and to purchase of coverage for insurance, you must contact your insurance broker):

  1. Deductible insurance. In the event your home is the cause of damage to common property and other units, the corporation can charge back the amount of the deductible in full to the unit of causation.
  2. Displacement insurance. In the event there is a repair required to your home, displacement insurance will provide you a dollar figure per day, to spend on other accommodations and food.
  3. Rental insurance. If you are renting your unit, you can obtain rental insurance. In the event your tenant is displaced due to unlivable conditions, you can still receive your rental income over the period.
  4. Betterment and improvements. As of January1, 2020, condominium corporations were required to create a Standard Insurable Unit Description (SIUD) which outlines the builder standards for all units. If a homeowner added items over and above (upgrades or after possession betterments), they are required to insurance this difference personally so that in the event of a total loss they will have coverage.

Townhome Homeowner Maintenance

1) What are the maintenance items that I must do as a homeowner?

As a townhome owner, many of the items that you would maintain with a single-family home are still required. Specifically, when it comes to the mechanical equipment of your home. (Furnace, Hot Water Tank, Heat Recovery Ventilator, Humidifier)

2) How do I maintain my furnace?

Check your furnace filters monthly. If you notice that there is excess dirt, replace them. It is imperative when we are still working in the area as there will be an excess of dirt entering through the intake. By keeping this clean you ensure the furnace is not having to work harder than required increasing its lifespan.

3) My furnace is not working, what should I do?

There are several steps to take before contacting Cedarglen Living or a mechanical trade. These steps include the following:

  1. Check your thermostat setting to ensure the temperature is requesting a higher temperature than is currently in your home.
  2. Check to see the gas is on (running parallel to the gas line)
  3. Check to see that the furnace switch is on
  4. Check to ensure nothing is blocking my exterior vent (frost/snow/ice have the potential to block the exhaust, which in turn will shut your furnace down to prevent gases from entering your home)
  5. Check your furnace filters. If the furnace filters are too dirty, the furnace will shut off.

If you have checked all these items and your home has remaining distribution warranty (within 2-years of your occupancy date), then contact Cedarglen Living or your mechanical trade emergency contact.

If your home is outside of the warranty period, please feel free to contact a vendor of your choice.

4) What is a Heat Recovery Ventilator (HRV) and why do I need to continuously run it?

HRV serves to exchange air in your home. Construction practices have improved immensely over the last 20 years and homes are more airtight than ever. During the winter months we do not open our windows very often and fresh air does not make it into the home. The HRV allows you to exchange fresh air from the outside pulling into your home and heating with the use of the furnace and exchanging it throughout your home. This system is also critical for managing excess humidity in your home as it will pull the humid air out bringing in the less humid air from the outside.

5) What setting should we have the HRV on?

Your HRV should be set to run 20 minutes every hour and then shut off for 40 minutes during normal outside temperatures. During extreme cold weather snaps, we recommend turning the HRV to run continuous with the requested humidity level of 20%.

6) Should I be concerned about my electric bill when running my HRV if it is being run continuously?

HRV runs on low voltage wire, meaning the amount of power required to run this is nominal over a year. As it is critical item in your home it should be considered a regular expense to your home to improve your air quality and manage your humidity levels. We DO NOT recommend turning your HRV off during the winter months.

7) What is a humidifier?

A humidifier is a system attached to your furnace that brings humid air throughout your home. As Calgary has a dry climate this allows you to raise it to a more comfortable level during the winter months.

8) Can my home have too much humidity?

Yes. Managing humidity in your home is critical during extended cold temperatures during the winter months (-20 degrees Celsius to – 30 degrees Celsius). Too much humidity in a home can cause numerous issues. The colder it is, the lower your humidity should be. In order to manage humidity levels, we suggest the following measures be taken leading up to these cold weather patterns:

  1. Reduce humidistat setting to under 20 Relative humidity.
  2. Turn HRV to continuous with a setting of 20% Relative humidity.
  3. Ensure to run bathroom fans following shower/tub use for a minimum of 30 minutes following.
  4. Ensure cooking fan is being used while cooking.

9) What are some of the issues that can be the result of too much humidity?

Water damage to the casing surrounding on the underside of your windows:

  1. In the event there is excess humidity ice and water will form on the inside of your windowpane. As it melts it has the potential to fall off onto the wood casing below causing it to swell and peel paint. This is a non-warrantable item.
  2. Recommendation: If you notice excess moisture in these areas take the measures mentioned in number 8 above as well as clearing any excess moisture with a towel. Ensure that your blinds are raised approximately 2 inches higher than window sill to allow air to flow into the area reducing the likelihood of condensation.

Attic Rain:

  1. Your home is nearly airtight, however some holes in your building envelope are considered both normal and acceptable. During periods of extreme cold temperatures, if your humidity is set too high, this warm moist air has the potential to leak into your cold attic space. It can form frost over days and then in the next temperature warming cycle that Calgary is susceptible to, it will melt and find it way into your drywall below through these small holes.
  2. The homeowner has the responsibility to ensure that they are managing their humidity to help prevent this issue from arising.
  3. Note if there is a defect in the building envelope in which the amount of air is greater than acceptable normal conditions than this is a builder defect and may require a repair from Cedarglen Living.

10) How do I maintain/clean the different product in my home?

For Paint Maintenanc:

  1. Remove dust on wall or baseboards with a clean dry cloth. Use of a wet cloth in continuous manner will eventually remove paint from the wall. If there are scuff marks, or coloring from different materials, touch up with paint versus using wet cloth.

For countertop maintenance:

  1. Recommended using warm water and mild detergent and dry with a microfiber cloth. A small amount of non-abrasive cleaner that does not contain bleach can be used as well. Although engineered stone is resistant to stains, spills should be cleaned as soon as possible. Liquid spills and stans from fruits, vegetables, or other foods should be wiped up and cleaned with soap and water.
  2. If needed, apply a non-abrasive household cleaner to rinse and remove residue. To removed adhered material such as food, gum, nail polish or dried paint, first scrape away excess material with a plastic knife and then use a damp cloth to remove any marks or residual dirt. For extra stubborn stains, a non-scratch Scotch-brite pad is recommended along with the non-abrasive cleaner. The following cleaners are recommended: Simple Green, vim, 10x Stone Polish, Denatured Alcohol, Hope Surface Cleaner, Rock Doctor Cleaner, Formula 409 and greased Lightning. As a last resort use a magic eraser lightly.
  3. Engineered stone products are more heat resistant that other stone surfaces and are not affected by temperatures lower than 150 degrees centigrade (300F) Engineered Stone CAN be damaged by sudden and rapid temperature changes. Recommended that hot pots/pans never be placed directly on the surface. Also recommended to use a hot pad or trivet on the surface under cooking units such as electric frying pans, crock pots or roaster ovens.
  4. Engineered stone is scratch resistant, however avoid abuse of the surface by refraining from using sharp objects such as knives, screw drivers, etc. directly on the surface. Cutting directly on the surface should be avoided as it could mark the stone.
  5. Avoid use of the strong chemicals and solvents when cleaning.

For Carpet Maintenance:

  1. Manufacturers recommend daily vacuuming with a rotary brush machine to get out deep dirt. Carpet breaks down from the bottom up and dirt acts like an abrasive on the base of fibers causing the pile to lie over and look prematurely worn. Failure to vacuum daily will cause an appearance retention problem.
  2. Wear clean shoes, or slippers in the house since bare or stocking feet transfer body oils and perspiration that are extreme soiling agents. Nylon stockings and socks act like abrasives on any carpet
  3. Carpet must be seamed, and seams are not invisible. Heavy textured products or multi-level constructions tend to hide seams better than low pile or level loop styles.
    iv. Having your carpet cleaned on a regular basis will help it to perform and keep its appearance. Heavy traffic lines will require cleaning more often than lesser used areas of your home; therefore we recommend a 12-18 month cleaning cycle and that you use a recognized firm

For Ceramic Wall tile Maintenance:

  1. Glazed tile should be wiped down to remove water and soap after each use; this prolongs the appearance of the tile and trim between cleanings. This includes backsplash and tub and shower surrounds. Always clean your tile with non-abrasive bathroom tile cleaner or a mixture of vinegar and water (1 part vinegar: 10 parts water)
  2. Should a tile or the grout in your home crack, have it repaired immediately. Cracks caused by settlement may result in water damage and mildew to the wall.
  3. All tile areas in your home have been silicone to the adjacent surface i.e., wall tile to bathtub. All wet areas should be inspected and re-silicone every 12-18 months to ensure the integrity of silicone is upheld.

For Ceramic Floor Tile Maintenance:

  1. The floor tile in your home should be swept or vacuumed on a regular basis and washed with vinegar water mixture (1 part vinegar/ 10-part water). If you wish, you can apply grout sealers which help grout to resist stains and help maintain their color.

LVF Maintenance:

  1. Vacuum or dust to remove loose dirt or grit. Wipe up spills immediately. Do not allow standing liquids to remain on the floor. Damp mom using a solution of soap-free household cleaner and clean warm water. Do not saturate floor. Use protective pads under furniture legs to prevent scratching. Use doormats at the entrance to your home to prevent dirt, sand, grit and other substances to be tracked onto your floor. Do not use polishes or waxes. Never clean your floors with abrasive cleaners, scouring powder or steel wool.

For daily care, wipe with a damp soft cloth in the direction of wood grain and dry immediately. For thorough cleaning, we recommend a mixture of mild soap and warm water along with a soft, clean cloth for both exterior and interior of your cabinets. Wipe cabinets clean of soap mixture with another soft, clean cloth and dry immediately. Avoid leaving moisture on your cabinet surface for an extended period. Spills and splatters should be wiped up immediately as they could permanently stain the exterior of your cabinets. Never use harsh soap, abrasives, or scouring pad to clean. Waxing and polishing are not recommended. Keep steam away from exterior and underside of cabinets as it causes loosening of the adhesive on edge bandings around the cabinet and selling of material.

11) How do I change my smoke detector battery?

If your smoke detector battery begins to beep (single beeps), this is an indication that the battery needs to be changed. Please follow the steps below:

  1. Shut off breaker for the smoke detector at the electrical panel.
  2. Unlatch smoke detector from ceiling (twist as per symbols on detector)
  3. Open the swing out battery compartment with the latch on the side of the smoke detector.
  4. Replace the 9V or AA batteries and close compartment.
  5. Reattach smoke detector (twist back on)
  6. Turn on the breaker for the smoke detector at the electrical panel.
  7. Test the new battery by holding down the “test” button on the detector for 5 seconds. The smoke detector should beep 3 times with a short break and the beep 3 more times to let you know that the testing is complete.

12) How do I program my garage door opener (keyless entry or remote)?

  1. Press the reset button on your opener attached to your ceiling.
  2. Press the learn button once.
  3. Wait for the light on the opener to flash and click.
  4. Press the button on the handheld garage door remote that you are looking to program.
  5. Wait for the light on the garage door opener to then flash twice.
  6. Complete steps b-f for additional remotes or touchless keypad

13) My kitchen plugs are not working, what should I do?

Your kitchen is equipped with a Ground Fault Circuit Interrupter (GFCI), which shuts off electrical power when it senses an imbalance between the outgoing and incoming current. The purpose is to protect people from incurring an electric shock. When an imbalance takes place, it will cause the GFCI plug to trip. Press the reset button which will bring the power back to the relevant plugs.

14) My bathroom lights/fan and plugs are not working, what should I do?

Your bathroom is equipped with a Ground Fault Circuit Interrupter (GFCI), which shuts off electrical power when it senses an imbalance between the outgoing and incoming current. The purpose is to protect people from incurring an electric shock. When an imbalance takes place, it will cause the GFCI plug to trip. Press the reset button which will bring the power back to the relevant plugs/lights and fans.

(Note: if you have two bathrooms your main bath will have the plug that is tied to your ensuite)

15) How do I repair the gap between by vinyl windows and casing?

During the extreme cold snaps, you will see movement in your casings and possibly small gaps (less than 3mm) form between the vinyl window jam and wood casing. This is a non-warrantable item. To repair, use dap to fill in the gaps, smoothing over with small trowel or finger. Follow up by touching up with the trim paint. This is something that will need to be completed on a yearly basis.

Apartment Homeowner Maintenance

1) Can my home have too much humidity?

Yes. Managing humidity in your home is critical during extended cold temperatures during the winter months (-20 degrees Celsius to – 30 degrees Celsius). Too much humidity in a home can cause numerous issues. The colder it is, the lower your humidity should be. In order to manage humidity levels, we suggest the following measures be taken leading up to these cold weather patterns:

  1. Ensure to run bathroom fans following shower/tub use for a minimum of 30 minutes following.
  2. Ensure cooking fan is being used while cooking.

2) What are some of the issues that can be the result of too much humidity?

Water damage to the casing surrounding on the underside of your windows.

  1. In the event there is excess humidity ice and water will form on the inside of your windowpane. As it melts it has the potential to fall off onto the wood casing below causing it to swell and peel paint. This is a non-warrantable item.
  2. Recommendation: If you notice excess moisture in these areas take the measures mentioned in number 8 above as well as clearing any excess moisture with a towel. Ensure that your blinds are raised approximately 2 inches higher than windowsill to allow air to flow into the area reducing the likelihood of condensation.

3) How do I maintain/clean the different product in my home?

For Paint Maintenance:

  1. Remove dust on wall or baseboards with a clean dry cloth. Use of a wet cloth in continuous manner will eventually remove paint from the wall. If there are scuff marks, or coloring from different materials, touch up with paint versus using wet cloth.

For countertop maintenance:

  1. Recommended using warm water and mild detergent and dry with a microfiber cloth. A small amount of non-abrasive cleaner that does not contain bleach can be used as well. Although engineered stone is resistant to stains, spills should be cleaned as soon as possible. Liquid spills and stans from fruits, vegetables, or other foods should be wiped up and cleaned with soap and water
  2. If needed, apply a non-abrasive household cleaner to rinse and remove residue. To removed adhered material such as food, gum, nail polish or dried paint, first scrape away excess material with a plastic knife and then use a damp cloth to remove any marks or residual dirt. For extra stubborn stains, a non-scratch Scotch-brite pad is recommended along with the non-abrasive cleaner. The following cleaners are recommended: Simple Green, vim, 10x Stone Polish, Denatured Alcohol, Hope Surface Cleaner, Rock Doctor Cleaner, Formula 409 and greased Lightning. As a last resort use a magic eraser lightly.
  3. Engineered stone products are more heat resistant that other stone surfaces and are not affected by temperatures lower than 150 degrees centigrade (300F) Engineered Stone CAN be damaged by sudden and rapid temperature changes. Recommended that hot pots/pans never be placed directly on the surface. Also recommended to use a hot pad or trivet on the surface under cooking units such as electric frying pans, crock pots or roaster ovens.
  4. Engineered stone is scratch resistant, however avoid abuse of the surface by refraining from using sharp objects such as knives, screw drivers, etc. directly on the surface. Cutting directly on the surface should be avoided as it could mark the stone.
  5. Avoid use of the strong chemicals and solvents when cleaning.

For Carpet Maintenance:

  1. Manufacturers recommend daily vacuuming with a rotary brush machine to get out deep dirt. Carpet breaks down from the bottom up and dirt acts like an abrasive on the base of fibers causing the pile to lie over and look prematurely worn. Failure to vacuum daily will cause an appearance retention problem.
  2. Wear clean shoes, or slippers in the house since bare or stocking feet transfer body oils and perspiration that are extreme soiling agents. Nylon stockings and socks act like abrasives on any carpet
  3. Carpet must be seamed, and seams are not invisible. Heavy textured products or multi-level constructions tend to hide seams better than low pile or level loop styles.
  4. Having your carpet cleaned on a regular basis will help it to perform and keep its appearance. Heavy traffic lines will require cleaning more often than lesser used areas of your home; therefore we recommend a 12-18 month cleaning cycle and that you use a recognized firm

For Ceramic Wall tile Maintenance:

  1. Glazed tile should be wiped down to remove water and soap after each use; this prolongs the appearance of the tile and trim between cleanings. This includes backsplash and tub and shower surrounds. Always clean your tile with non-abrasive bathroom tile cleaner or a mixture of vinegar and water (1 part vinegar: 10 parts water)
  2. Should a tile or the grout in your home crack, have it repaired immediately. Cracks caused by settlement may result in water damage and mildew to the wall.
  3. All tile areas in your home have been silicone to the adjacent surface i.e., wall tile to bathtub. All wet areas should be inspected and re-silicone every 12-18 months to ensure the integrity of silicone is upheld.

For Ceramic Floor tile Maintenance:

  1. The floor tile in your home should be swept or vacuumed on a regular basis and washed with vinegar water mixture (1 part vinegar/ 10-part water). If you wish, you can apply grout sealers which help grout to resist stains and help maintain their color.

LVF Maintenance:

  1. Vacuum or dust to remove loose dirt or grit. Wipe up spills immediately. Do not allow standing liquids to remain on the floor. Damp mom using a solution of soap-free household cleaner and clean warm water. Do not saturate floor. Use protective pads under furniture legs to prevent scratching. Use doormats at the entrance to your home to prevent dirt, sand, grit, and other substances to be tracked onto your floor. Do not use polishes or waxes. Never clean your floors with abrasive cleaners, scouring powder or steel wool.

For daily care, wipe with a damp soft cloth in the direction of wood grain and dry immediately. For thorough cleaning, we recommend a mixture of mild soap and warm water along with a soft, clean cloth for both exterior and interior of your cabinets. Wipe cabinets clean of soap mixture with another soft, clean cloth and dry immediately. Avoid leaving moisture on your cabinet surface for an extended period. Spills and splatters should be wiped up immediately as they could permanently stain the exterior of your cabinets. Never use harsh soap, abrasives, or scouring pad to clean. Waxing and polishing are not recommended. Keep steam away from exterior and underside of cabinets as it causes loosening of the adhesive on edge bandings around the cabinet and selling of material.

4) How do I change my smoke detector battery?

If your smoke detector battery begins to beep (single beeps), this is an indication that the battery needs to be changed. Please follow the steps below:

  1. Shut off breaker for the smoke detector at the electrical panel.
  2. Unlatch smoke detector from ceiling (twist as per symbols on detector)
  3. Open the swing out battery compartment with the latch on the side of the smoke detector.
  4. Replace the 9V or AA batteries and close compartment.
  5. Reattach smoke detector (twist back on)
  6. Turn on the breaker for the smoke detector at the electrical panel.
  7. Test the new battery by holding down the “test” button on the detector for 5 seconds. The smoke detector should beep 3 times with a short break and the beep 3 more times to let you know that the testing is complete.

5) My kitchen plugs are not working, what should I do?

Your kitchen is equipped with a Ground Fault Circuit Interrupter (GFCI), which shuts off electrical power when it senses an imbalance between the outgoing and incoming current. The purpose is to protect people from incurring an electric shock. When an imbalance takes place, it will cause the GFCI plug to trip. Press the reset button which will bring the power back to the relevant plugs.

6) My bathroom lights/fan and plugs are not working, what should I do?

Your bathroom is equipped with a Ground Fault Circuit Interrupter (GFCI), which shuts off electrical power when it senses an imbalance between the outgoing and incoming current. The purpose is to protect people from incurring an electric shock. When an imbalance takes place, it will cause the GFCI plug to trip. Press the reset button which will bring the power back to the relevant plugs/lights and fans.

(Note: if you have two bathrooms your main bath will have the plug that is tied to your ensuite)

7) How do I repair the gap between by vinyl windows and casing?

During the extreme cold snaps, you will see movement in your casings and possibly small gaps (less than 3mm) form between the vinyl window jam and wood casing. This is a non-warrantable item. To repair, use dap to fill in the gaps, smoothing over with small trowel or finger. Follow up by touching up with the trim paint. This is something that will need to be completed on a yearly basis.

Home Warranty

1) Who is my home warranty provider?

Alberta New Home Warranty Program is your warranty provider. Your home is registered with the ANHWP who in turn is registered with the Alberta Government. It is a requirement that prior to a building permit being released, the builder must register the home with a warranty program.

2) Who is responsible for the warranty repairs?

The builder/developer, Cedarglen Living, should be your first point of contact. We need to be provided the opportunity to correct any defect or deficiency before a third party can be brought in.

3) What does my warranty include?

Under the mandatory warranty your home includes the following:

  1. 1-year warranty on material and labor
  2. 2-year warranty on distribution systems
  3. 5-year warranty on building envelope
  4. 10-year structural integrity

Note: The Warranty timelines initiate from the first unit in a building transferring title according to the mandatory warranty guidelines. Cedarglen Living provides a warranty on their product from the possession date for the 1-year labor and material and 2-year distributions systems.

For more information on the mandatory warranty please see the following link from ANHWP: https://anhwp.com/homeowners/own/new-home-warranty/

4) How do can I determine if I have a deficiency that requires correction from Cedarglen Living?

There are numerous possible deficiencies that can be experienced on a new home. See the link to the Construction Performance Guide from the Alberta government for reference.

http://municipalaffairs.alberta.ca/documents/2015_09_01_Performance_Guide.pdf

5) What if I am in a disagreement with Cedarglen Living on whether an item is a deficiency?

In rare circumstances, homeowners do not agree with Cedarglen Living’s assessment. In this case there are additional measures which can be taken with your warranty provider ANHWP. You can submit a claim to them through their website so that they can come out and assess the deficiency in question using the performance guide as the relevant measuring tool. If ANHWP deems that it is a deficiency, then they will notify Cedarglen Living who will make the corrective actions. For more information on how to submit a claim, see the following link: https://anhwp.com/homeowners/customer-care/how-to-file-a-claim/

6) What happens if Cedarglen Living no longer exists and I have outstanding warranty?

Your warranty provider ANHWP will ensure your home is provided with any repairs to outstanding deficiencies during the warranty periods.

Home Orientation

1) When do I get to complete a home orientation (inspection) of my home?

This inspection is completed 1-2 weeks prior to possession. Your customer relations team at Cedarglen Living will reach out to you at drywall stage (~2 months or more in advance) to select an available time.

2) What takes place during the home orientation?

There are two primary items that are completed during your home orientation:

  1. Teaching homeowners how to maintain their home?
  2. Identifying deficiencies that our team may have missed

3) Will any deficiencies found at home orientation be completed prior to possession day?

Our goal is always to provide a home without deficiencies; however, the likelihood is there may be a few outstanding items as well as items you may find after the fact. Cedarglen Living stands behind their product and strives to provide excellent service throughout the warranty period to address any concerns our homeowners have.

Possession

1) When is my possession day?

Your customer relations representative will reach out to you ~2 months or more in advance of your possession to provide you with a confirmed date.

2) What takes place during my possession day?

There are two primary tasks that are completed during your home orientation:

  1. Review corrected and outstanding deficiencies and create a plan of action for outstanding service
  2. Review completion kit (provided at possession notice email) with valuable information for the homeowner

Legal Closing

1) What takes place at the closing meeting with the Legal Representation?

The homeowners that will be on title, will meet with a legal representation, either Cedarglen Living or their own preferred legal to sign all relevant closing and disclosure documents that are registered with land titles.

2) What additional costs will an owner require to pay at this stage?

  1. Condo Fees will be adjusted from the day of possession to the end of the month. For example, if possession is the 15th of the month, the homeowner will be responsible from the 15th to the end of the month in partial payment
  2. Property Tax will be adjusted if Cedarglen Living has received the assessment from the City of Calgary prior to possession (typically sent in May of calendar year). Should the assessment not be provided, the owner will receive the assessment and be responsible for payment in full. The homeowner should then contact Cedarglen Living, providing a copy of the assessment, and Cedarglen Living will reimburse the portion owed prior to occupancy. This goes for primary and supplementary tax assessments.
  3. Homeowner Association Fees (if applicable) will be adjusted from the day of possession to the end of the month. For example, if possession is the 15th of the month, the homeowner will be responsible from the 15th to the end of the month in partial payment.
  4. If you are using the first-time home buyer incentive, you are registering multiple mortgages. Cedarglen Living covers the cost of the primary mortgage, but the legal fees and disbursements of the secondary mortgage will be the responsibility of the homeowner.
  5. If the lender used requires separate representation, the homeowner will be responsible for hiring and paying their own legal fees and disbursements. Cedarglen does not cover the cost of outside representation.
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