Q: What is the value of a MOP to our Strata?
A: A Strata property is a significant investment, and represents one of the largest expenditures most people will make. In order to protect and maximize that investment it is important to maintain the integrity and value of the property - not only for the longevity of the building performance and the return on investment, but also to protect owners against substantial costs for repairs which may occur due to undetected envelop failure. If there are problems, it is a lot less costly to find and fix them before damage occurs, or if there is already damage to stop it before it is a major problem.
Q: Can having a MOP be considered an asset?
A: Yes, a MOP program is an asset for the Strata property owners in preventative monitoring and as a guide to maintenance in order to protect your investment. The MOP program is considered a "built-in transferable asset" as the program, and its benefits, transfer to new owners. Buyers and Realtors interested in purchasing an existing property can examine the manual, annual reviews and maintenance records in order to analyze the reliability of the investment. In this way the MOP program is also a useful tool to prospective buyers.
Q: What kind of recommendation is there for a MOP? Why should we be interested?
A: In British Columbia the Homeowner Protection Office recommends that an inspection program be instituted in the first year of occupancy of a new building, continues annually thereafter, and that inspections be done by an experienced professional. (source: HPO “What is a Building Envelope”) Similarly, any buildings which have undergone remediation should be proactive by having inspections carried out annually to ensure the proper performance of the work done during remediation. For existing Stratas it is also important that professional reviews be undertaken to ensure the proper function of the envelope, and to detect problems early.
Q: What is the “Building Envelope.”
A: The “Building Envelope” includes all the various installations and components that protect the building from the weather elements outside, and provide a protected, stable, and comfortable living environment inside. The major components are the roof, the exterior walls including the siding or cladding, foundations, sealants, windows, and doors, and roof and wall flashings. Other important components that are part of the envelope include rainwater deflectors and gutters, down-pipes, and drainage systems.
Q: If we purchase the MOP will we have to learn a lot of technical information or technical language?
A: No, the information presented in the manual is presented in a non-technical manner and easy to understand for people who are not building envelope professionals. The Program manual is designed to make understanding and doing proper maintenance as simple as possible. Some of the terms in the included manufacturer’s information may be technical however, and so we have included a Glossary of terms specific to Building Envelopes.
Q: What is involved in MOP doing an annual inspection?
A: MOP will notify your Strata well in advance of the date of the review so that the Property Manager or Strata can arrange for access to residences. The MOP personnel are permitted access by the residents or an agent, and are always accompanied by a resident manager or Strata Council member when entering a private residence. In performing an annual review, MOP will require access to 3 or 4 residences on each elevation of the building to inspect exterior cladding, balconies, decks, railing connections, and other components. As well, the MOP personnel check inside the residence for any indication of problems. MOP also requires access to roof areas, all common areas, and to the underground parkade.
Q: Does MOP do any intrusive or destructive inspection?
A: No, MOP personnel do not undertake any intrusive or destructive inspections. If any problem or suspected problem is detected which may require further investigation, the Strata and Property Manager are notified immediately, and a written report will follow. If an Engineer is required to perform invasive or destructive investigation or testing, the strata must take responsibility to arrange an engineering study.
Q: Does MOP do the maintenance for us?
A: No, MOP might be most easily understood as a guide. MOP is a review and assessment program providing a service to owners to assist in identifying and notifying them of problems, but does not perform the work or recommend contractors who are specialists in performing building envelope work.
Q: Is our Strata governed by the British Columbia Strata Property Act and if so what are we required to do?
A: Yes, for Building Maintenance the Strata Property Act requires that Strata Councils act to prevent damage by not acting in a negligent manner which would be failure to take action to resolve existing problems, or to be negligent in doing proper building envelope maintenance.
Q: Our new building or building that has been repaired has a warranty - are there any conditions under which the warranty can be voided?
A: Yes. In British Columbia the Homeowner Protection Act and Insurance Act, Part 2 – Home Warranty Insurance Section 11 (1) - includes “Permitted Exclusions” which may void a warranty. There is also Section 14, “Optional Exclusions” which states that failure to repair damage or problems, by Stratas being negligent by not doing maintenance at all, or doing maintenance improperly may also void a warranty. MOP recommends that owners of Stratas learn about their obligations.
Q: Is there a MOP for single family residences?
A: Not at this time.
Q: Does having a MOP offer any advantage with lending institutions?
A: Yes, MOP has approval from at least one institution as of mid 2006, and will be actively seeking approval from as many institutions as possible to benefit owners and purchasers of Strata properties with a MOP in effect.
Q: What types of construction is MOP available for?
A: Most construction of multi-family residential building is either wood-frame, or concrete. MOP includes those as the most common types, but the MOP can be adapted to any type of construction. For more information just contact a MOP representative and we can evaluate your building.
