Alberta
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 components of the Maintenance Operations Program (MOP) are: the Maintenance Manual, the Envelope Review(s), and the Closure Meeting.
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:
- Envelope Materials Information pertaining to the long-term maintenance,
- cleaning and repair of all areas / components of the building envelope specific to your building.
- Major Mechanical and Air-Handling Systems information, including manufacturer's warranties and maintenance schedules.
- 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.
- Maintenance Schedules regarding all reviews including: the condo corporation, 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 Envelope Review allow the Owners to ensure that items requiring maintenance are identified prior to the expiration of any 1 year labour and materials warranties. The review includes:
- A Review of the building envelope and exterior components shortly before the project's 1 year anniversary.
- A Maintenance Report identifying areas 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. This report is forwarded to the owner’s representative for inclusion into the Maintenance Manual.
- 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 Closure Meeting provides many benefits to the owners and builder of a project. The condo corporation will be informed of their maintenance obligations for the future, and the builder will complete their commitment to the one year labour and materials portion of their warranty. Maintenance Operations Program will present their report to your Condo Corporation at this time, answering any potential questions as they may arise. The closure meeting includes:
- A Summary of the one year review findings, including labour and material deficiencies that will require correction from the builder, and maintenance concerns to be addressed by the Condo Corporation. A copy of the report will be sent to the: property manager, builder, and condo corporation, respectively.
- Maintenance Schedules, which will aid the condo corporation in understading the best practices for maintaining and protecting their investment. The Maintenance Manual will be an ongoing source of information and guidance going forward.
- The Option of a 4 Year Extension to the review schedule, which would provide annual reviews for each of the 5 years of a building's structural warranty coverage, including yearly reports and follow-ups.
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 ensures that maintenance remains a priority for homeowners looking to protect their investment. The optional review extension lasts from the common property warranty commencement to the fifth anniversary inspection and follow-up.
