BRITISH COLUMBIA
Maintenance Operations Program has developed a program to provide maintenance information, reviews and scheduling for multi-family projects. This 5 year program will provide maintenance reviews and guidelines for the exterior walls, roof, doors and windows (known as the “building envelope”). With product specific information and independent maintenance reviews, owners and contractors will be informed of deficiencies before they grow into costly repairs. The key aspects of the Maintenance Operations Program (MOP) are: the Maintenance Manual, the Commissioning Meeting and the Annual Reviews.
The Maintenance Manual is the foundation of the Maintenance Operations Program; it defines and schedules the specific maintenance requirements for your condominium. Three copies will be held by the property manager, condo corporation and MOP. The Maintenance Manual includes:
- Renewals and Reserve Funds Study assists the owner’s representative to set and administer accurate contingency budgets for anticipated costs of maintenance and replacement of building components. This study lays out the estimated maintenance or replacement costs of the various building envelope components of your home for 25 years.
- Envelope Materials Information pertaining to the long-term maintenance, cleaning and repair of all areas / components of the building envelope specific to your building.
- Warranty Documents from product manufacturers, installers and your home warranty provider.
Contacts List include detailed information of the building professionals, consultants, and sub-contractors who participated in the construction of your building. - Scheduling Information regarding all reviews including: strata owners, maintenance operations program, and building envelope professionals.
- Annual Review Section where reviews are filed in hard copy for easy reference.
The Maintenance Manual is a valuable source of information for strata owners and becomes a living document as it is updated by the owner’s representative and Maintenance Operations Program throughout the years.
The Commissioning Meeting is where Maintenance Operations personnel present your maintenance manual and the MOP to your strata. At this meeting the value of the Program will be explained and any questions will be answered face-to-face.
Maintenance Operations personnel will outline:
- How to Use Your Manual
- Which Components Comprise your Building Envelope
- How to Use the Reserve and Renewals Funds Study
- How Annual Reviews will be Scheduled
- Who to Contact in the Event of a Deficiency
The Annual Reviews allow the Owners to ensure that items requiring maintenance are identified. The reviews include:
- Annual Reviews of the building envelope and exterior components are conducted by MaintenanceOperationspersonnel. These reviews occur on the anniversary date of the commencement of the program.
- Maintenance Reports identify issues requiring maintenance or replacement. The reports include photos as well as a list of recommendations for the Strata to take in addressing items that have been identified. These reports are forwarded to the owner’s representative for inclusion into the Maintenance Manual.
- The Second Year Review is conducted prior to the expiration of the 2 year material and labour warranties by the building envelope engineer who originally worked on your project. This building envelope professional will inspect the building fordefects related to labour and material performance to ensure all exterior building components are performing as required. The written report for this inspection is forwarded to the owner’s representative and builder for their review and attention.
- Mop Reviews in hand, strata corporations have a clear idea of their maintenance needs and are able to co-ordinate repairs with the Contractor or sub trades to correct any warrantable deficiencies.
Annual reviews will provide early knowledge of a construction or design deficiency or defect before it grows into a costly repair. A documented history of the maintenance, provided by these independent reviews, will enhance your security and provide an added benefit to prospective buyers.
The Program provides many benefits to both the owners and the Builder of a project. The MOP is a “built-in transferable asset” which is attached to the property for the term of the Program and can be transferred to future owners with the sale of the home.
Your project specific maintenance program lasts from the common property warranty commencement to the fifth anniversary inspection and follow-up. Your strata will be given the opportunity to continue with the Program for another 5 years.
