Welcome to Your Home
Welcome to Your Home
DAVIES SMITH DEVELOPMENTS WELCOMES YOU
Your new Davies Smith Developments home represents a large
investment, possibly the largest you will ever make. And while
a great deal of care, pride and workmanship has been put into
your home, there is occasionally a need for a minor adjustment
or repair.
This Homeowner’s Manual was designed to smooth the
transition into your new residence and to help you attend
to those minor adjustments, as well as assisting you in taking
care of your new home in the years to come.
It begins with a directory of useful telephone numbers and a
list of FAQs to answer the most common inquiries.
There is general information on the overall operation of the
condominium and how you can access and use its various
facilities. A section on home care provides you with tips
on how to take care of all the various elements. And while
we all hope they never occur, we have provided you with
information on how to deal with medical, fire and
maintenance emergencies.
Furthermore, you’ll find a comprehensive explanation of
the Tarion Warranty Corporation (formerly ONHWP) which
outlines the roles of Customer Care and property management
with respect to the various warranties provided.
We encourage you to take some time and read it carefully.
In closing, I would like to say that we are proud and honoured
to add you to the list of the distinguished people who live in
a Davies Smith Developments home and we wish you many
years of enjoyment in it.
Sincerely,
IAN SMITH
President
Davies Smith Developments
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SIMERRA PROPERTY MANAGEMENT EXTENDS A WARM WELCOME TOO
Davies Smith Developments is proud to have built your new
home, and now at Simerra Property Management Inc. we will
take pride in keeping it just like new in the years to come.
As your new home’s official Property Managers, it will be
our responsibility and pleasure to look after the residence’s
common elements; to enforce the Condominium Corporation’s
declarations, by-laws and rules as directed by the Board of
Directors; and to provide financial, administration and 24-hour
service.
Our on-site Management Office is located by the lobby and
is staffed by a full-time Property Manager and Administrator.
We’re happy to welcome you to Solstice…and we look forward
to serving you!
Sincerely,
SIMERRA PROPERTY MANAGEMENT INC.
SIMERRA SOLSTICE OFFICE
TEL (905) 277-2004
FAX (905) 277-2005
SIMERRA HEAD OFFICE
TEL (416) 293-5900
FAX (416) 293-5904
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Contents
FAQs
Frequently Asked Questions
Now that I have occupancy
Customer Care
Property Management
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10
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Living at Solstice
Timeline
About DSD
Bulder Overview
Projects
Moving-In Process
Move-Ins and Delivery Hours
DSD Warranty/Tarion
Solstice Information
The Building Overview
Area Amenities
Building Amenities
Environmentally Friendly Features
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Policies & Procedures
Building Management
Property Manager
Property Maintenance Staff
Concierge/Security
Mail Delivery
Couriers/Parcels
Building Access
Suite Keys
In-Suite Alarm
Building Policies
Garbage/Recycling
Pets
Noise
Suite Renovations
Corridors and Doors
Emergencies
Fire Safety Plan
If You Remain in Your Apartment
Fire Extinguishing, Control or Confinement
Control of the Fire Hazards in the Building
Evacuation Procedures for Handicapped Persons
Suite Smoke/Carbon Monoxide Detectors
Emergency Contact Information
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31
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Parking/Visitors
Resident Parking
Visitor Parking
Parking Garage
Lockers
On Foot/By Car
Soliciting
Common Facilities
Multi Function Room
Regulations
Fees
Renting Your Condo
Tenant Information Form
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Home Maintenance
Interior Finishes
Balcony/Terraces
Appliances
Countertops
Cabinetry
Fireplaces
Windows
Window Treatments
Flooring
Home Systems
Cable/Telephone/Internet
Electrical
Water
Heating and Cooling System
Four-Seasons Maintenance Check List
Winter
Fall
Summer
Spring
Living Green
Cleaning Green
Energy Savers
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Guide to Condo Living
Tips for Condo Living
Organizing Solutions
Make Your Condo a Castle
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Warranty Information
Tarion Warranty Corporation
One Year Warranty Protection (Tarion)
Two Year Warranty Protection
Seven Year Warranty Protection
What’s Not Covered
Procedures for Warranty Service
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TELEPHONE DIRECTORY
EMERGENCIES
Ambulance, Fire & Police
Mississauga Police Services
911
(905) 453-3311
Poison Control
(416) 813-5900
F
(416) 293-5900
Simerra Property Management Office
at Solstice Condominiums
Hours: 9:00 a.m.-5:00 p.m. Monday to Friday
F
(905) 277-2004
(905) 277-2005
Simerra Property Management Head Office
Hours: 9:00 a.m.-5:00 p.m. Monday to Friday
F
(416) 293-5900
(416) 293-5904
F
(905) 273-5554
(905) 276-3013
Simerra Property Management (24 Hour Emergency)
SERVICES AND NON-EMERGENCIES
Davies Smith Developments Customer Care
Hours: 9:00 a.m.-5:00 p.m. Monday to Friday
(PDI/ Suite-Related Issues Only)
Concierge Desk
24 hrs a day, 7 days a week
(905) 277-4749
MABE Appliances, Warranty Service Centre
1 800 361-3400
Postal Station – 340 Matheson Blvd. E., Mississauga
Hours 9:00 a.m.-3:00 p.m. Monday to Friday
(Call ahead before picking up mail)
(905) 890-8465
1 866 607-6301
Mississauga Transit Commission
(905) 615-4636
UTILITIES
Telephone – Bell Hook-Up
(416) 310-2355
Cable – Rogers
1 888 764-3771
Enersource Hydro Mississauga
Customer Care Service
(905) 273-7425
MAILING ADDRESS FOR
SOLSTICE CONDOMINIUMS
225 Webb Drive
Mississauga, Ontario
L5B 4P2
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FAQs
07 Frequently Asked Questions
FREQUENTLY ASKED QUESTIONS
NOW THAT I HAVE OCCUPANCY
What is interim occupancy or the interim closing period?
Interim occupancy begins from the date that the Purchaser is
entitled to receive the keys to the building and suite purchased
as noted in the Purchase and Sales Agreement. The interim
closing period ends once the requirements of registration are
satisfied and a deed or transfer of ownership of the unit is
delivered to the purchaser.
What is an occupancy fee and how is it calculated during
interim occupancy?
The interim occupancy fee is a payment made by the Purchaser
to the Developer (Davies Smith Developments) during the
interim closing period; that is from the date of interim
occupancy until final closing, at which time the full amount
of the purchase price is paid and title is transferred. The
occupancy fee is based upon the total of the following
amounts:
• Mortgage Interest: the amount of interest that the Purchaser
would have paid monthly on the First Mortgage (irrespective
of whether or not you will ultimately be paying cash on the
final closing); and
• Taxes: an amount reasonably estimated by the Vendor for
municipal taxes on a monthly basis attributable by the
Vendor to the Real Property; and
• Maintenance Fee: the projected monthly Common Element
expenses for maintenance and utilities as described in the
Budget portion of your Documents.
How long can I expect to pay the interim occupancy fee and
how soon after taking occupancy will registration take place?
Although the Declarant attempts to have registration take
place as soon as possible, it can take up to a year following
the commencement of interim occupancy. Registration
usually takes place within six months of the condominium
units being occupied.
Does the building have to be fully occupied before
registration can occur?
No, construction of the building has to be substantially
complete.
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May I store personal belongings or have access to my unit
before my interim occupancy date?
Unfortunately, you may not. The Developer will not accept
the legal responsibility or liability for any occurrence, theft
or damage. Homeowners may only begin storing items once
interim occupancy has begun and keys have been released
to the Homeowner.
What are P.D.I, C.C.P. and Tarion Warranty Corporation?
A Customer Care Representative arranges the Pre-Delivery
Inspection (PDI) of your new home. This consists of a walkthrough and a visual inspection of the unit. It provides you,
the Homeowner, with an opportunity to view your new home
prior to taking occupancy and to document any pre-possession
damages or missing items you may observe.
You will also be asked to review and sign a Certificate of
Completion and Possession (CCP). This document states
your home’s enrolment number with Tarion and the date of
possession which is also the start date of your statutory warranty.
Davies Smith will give you copies of the completed PDI form
and CCP for your records and will forward copies to Tarion.
It is recommended that you log any new problem as soon
as it is detected and report it in writing to the Customer Care
Department in time for your next reportable warranty
service request.
As of April 2004, the Ontario New Home Warranty
Program (ONHWP) became known as TARION WARRANTY
CORPORATION. It is an independent not-for-profit
corporation; a regulatory body that oversees and licenses all
new Home Builders in Ontario, ensuring that all new home
buyers receive the benefits and protection of their Builder’s
Warranty in accordance with the Ontario New Home
Warranties Plan Act.
What are Common Elements?
Common Elements consist of various components, which
are jointly shared and owned by all of the unit owners who
purchased in the condominium project. Typical Common
Elements include: mechanical, electrical and plumbing
distribution systems; elevators, corridors and stairwells; roof
assembly; building envelope (exterior pre-cast, concrete panels,
window panels); parking garage structure and amenities such
as party lounge, pool, media room, fitness facilities, landscaped
courtyard and entrance. In other words, Common Elements
include all areas outside the vertical and horizontal boundaries
of each specific residential unit.
What are Exclusive Use Common Elements?
Exclusive Use Common Elements refer to Common Elements,
such as balconies, patios and/or private terraces that are solely
used by the unit owners and are therefore reserved for their
exclusive use. The Corporation and its agents have the right
to access Common Elements and Exclusive Use Common
Elements via your suite, for the purpose of conducting the
Corporation’s business.
What is the monthly maintenance fee and what does
it include?
The maintenance fee covers your share of all expenses
pertaining to the Common Element areas, including utilities
and landscaping. Monthly maintenance does not include cable,
telephone, or in-suite hydro use. Enersecure will send you a
monthly bill for your usage. Please refer to the Budget in your
Purchase and Sales Agreement for details.
Is it possible to change my locker(s)/parking space(s)?
Lockers and parking spaces are deeded. Legally deeded parking
or locker units are difficult to change and therefore Davies
Smith Developments can not make changes once they have
been assigned.
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When and what type of insurance do I need?
What if I intend to rent my unit?
Priority will be given to deficiencies of an urgent nature.
Insurance is required upon interim occupancy as well as
after final closing to cover contents, liability, upgrades and
improvements. This includes any upgrades that were purchased
from the Builder. Please contact your own insurance agent
for this coverage prior to taking occupancy, or call Bonnie
Lesser at our insurance advisors, Martin Merry and Reid
(416) 366-3333, ext. 251. She will be pleased to advise
you on obtaining a quote on your Supplementary Insurance
Package. It remains the owner’s responsibility to ensure that
proper homeowner insurance is in place, even if the unit is
being rented.
It is imperative that there is good written communication
between the Homeowner and the Customer Care Department.
PLEASE NOTE: Secondary damage resulting from defects
such as property damage, as well as personal injury, are not
covered under the Tarion Warranty Corporation Act. You
should discuss any additional coverage you may require
with your insurance provider.
CUSTOMER CARE
How long after the Pre-Delivery Inspection can I expect
to wait before all the deficiencies are addressed?
From the date of your Pre-Delivery Inspection and your
Occupancy date, the goal at Davies Smith Developments
is to have most if not all of the deficiencies listed on your
P.D.I. form completed. (In many cases we are subject to the
availability of the trades.)
However, if at the time of occupancy you find any deficiencies
remaining from your P.D.I. we ask you to please add them to
your 30-day form.
PLEASE NOTE: Any deficiency items you find in your unit
become warrantable once they have been issued in writing
to Davies Smith Development and Tarion on your 30-Day
Form or Year-End Form, and not beforehand.
If you have any questions or concerns about these terms or
forms, please contact the Customer Care Department. The
Tarion warranty program allows Davies Smith Developments a
120-day period to attend to warrantable deficiencies once your
30-Day or Year-End Form has been submitted and accepted.
Is the Pre-Delivery Inspection the only opportunity I have
to discover and report deficiencies in my unit?
No. Your warranty covers you for various periods of time and
depends upon the nature of your deficiency. Your Customer
Care Representative will accept a 30-Day Form and a Year-End
Form during the course of the first year of your warranty
coverage. (These forms are included in the Homeowner
Information Package that will be given to you before or at
the time of your Pre-Delivery Inspection. These Packages are
provided by Tarion.) They are set up to allow the Homeowner
time to settle in and adjust to their surroundings, as well as
allowing the building to settle following construction.
How do I reach my Customer Care Representative if I discover
further deficiencies once I move into my new home?
Your Customer Care Representative can be reached for
questions only by telephone or by fax during regular business
hours. Kindly refer to the Directory section of this manual for
contact information. It is most important to remember that
all deficiencies must be reported in writing! Leaving phone
messages of your deficiencies is not considered an official
deficiency report – and action will not be taken.
PLEASE NOTE: It is essential that you send your 30-Day
Form/Year-End Form to the Davies Smith Developments’
Customer Care office and TARION. This will ensure that a
record of your deficiencies is kept up-to-date and that the
appropriate trade is dispatched to your home to address
the service order.
Is there a specific procedure that I should follow for reporting
new warranted deficiencies that require service?
All deficiencies must be submitted in writing to the Customer
Care office. A second copy should be sent by fax to TARION.
Following occupancy, you have three opportunities to forward
your written Warranty Service Request forms to the Customer
Care Representative.
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First Year: This step details when the homeowner is allowed
to make a warranty service request. At any time during the first
30-Days after the date of possession, the homeowner must use
Tarion’s 30-Day Form in which they can request the repair of
any item which appeared on the PDI Form as well as any new
items. Anytime during the last 30 days of the first year of
possession, the homeowner is entitled to submit a single
Year-End Form outlining any additional defects.
A notice in advance would be posted in elevators, hallways or
on a door tag if common element work was completed and
there is a reason to re-enter your unit. An example of this
would be balcony repairs. Customer Care will notify you if
an emergency repair is required and your unit is going to be
affected. If not contacted successfully, an explanation will be
documented of the reason your suite was re-entered.
How do I know that the service repairs have been completed?
Second Year: Homeowners may make a warranty service
request for items under two-year warranties or under the Major
Structural Defects (“MSD”) at any time and as often as required.
They must submit a Second-Year Form available from Tarion.
Years Three to Seven: To make a MSD (Major Structural Defect)
Warranty Service request, homeowners must request and
submit the Tarion MSD Form.
Does the warranty cover secondary damages that are the result
of a construction defect such as a pipe leak that damages
hardwood floor and/or personal belongings?
Secondary damages are not covered under the provisions of
the Tarion Warranty Corporation. That is why Homeowner
insurance coverage is required upon interim occupancy as
well as after final closing and should cover contents, liability,
upgrades, and improvements; including upgrades purchased
from the Builder. Please contact your insurance agent to
arrange for this coverage prior to taking occupancy. Subsequent
damages resulting from a Common Area may be covered by
the Condominiums Corporation’s insurance coverage.
How is service co-ordinated and do I have to be home for
every service call?
Entry into Homeowners’ units after taking occupancy is
permitted as agreed upon by the owner. During your PreDelivery Inspection, you have signed a consent form allowing
trades/handyman to access your home in order to complete
deficiencies detected on the PDI, 30-Day and Year-End Forms.
Deficiencies listed on your Pre-Delivery Inspection will be
repaired in a timely fashion and as each service person
completes his/her task, they will leave you a hand-written
notice acknowledging what was done and/or the purpose
of the visit to your suite. Once all Pre-Delivery Inspection
deficiencies have been completed, you will be asked to sign
your PDI Form confirming the completion of all deficiencies.
PROPERTY MANAGEMENT
What is the role of Property Management?
The role of Property Management is to attend to the day-to-day
operation of the Condominium Corporation, such as landscape
work, cleaning of Common Areas, and maintenance of the
building. This excludes any in-suite construction deficiencies or
Homeowner maintenance-related issues. Property Management
also works with the Board of Directors to prepare budgets,
collect maintenance fees, attend meetings and to enforce the
rules of the Condominium Corporation as directed by the
Board of Directors.
What is a Performance Audit?
The Condominium Corporation retains a Professional Engineer
or Architect to conduct an audit of the Common Elements.
The purpose of this audit is to determine if there are any
deficiencies in the Common Elements after construction
has been completed.
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How do I report Common Element deficiencies?
Common Element deficiencies should be reported in writing
to your Board of Directors, via the Property Manager and copy
the Customer Care Representative by simply following the
procedures for sending in a Warranty Service Request. This is
important in order that we may coordinate a timely resolution
to these common area concerns. Some issues may be deemed
less critical and will be addressed at the end of construction or
as part of the Performance Audit.
What are Registration, Turnover and Status Certificate?
How do they affect me?
Turnover: When the Declarant no longer owns the majority of
the units, the Condominium Corporation is turned over to the
homeowners. The homeowners then elect a new Board of
Directors from the unit owners.
Status Certificate: Discloses the financial status and agreements
in place, the address for service, current directors of the
Condominium Board and provides other legal requirements.
A Status Certificate should be requested via Property
Management and can be obtained 10 days from date of request
and the payment of a $100.00 fee to Property Management.
This is required when you sell or finance your unit.
Registration: The declaration and description of the lands are
registered in Land Titles to create the Corporation as assigned
by the Province of Ontario
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Living at Solstice
13 Timeline
14 About DSD
17 Moving-in Process
19 Solstice Information
TYPICAL TIMELINE
Tentative
Closing Date
for Interim
Occupancy
PDI Date 1
Move-In
Condo Board
develops
Committee
Date 2
Date 4
Date 6
Date 8
Purchase
Agreement
Signed
Confirmed
Interim
Closing Date
Date 1
Date 3
Pick Up Keys
Registration
Date 5
Date 7
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ABOUT DSD
BUILDER OVERVIEW
A great thinker once said, “We are what we think. All we are
arises from our thoughts. With our thoughts we make the
world.” At Davies Smith Developments it is the pursuit of
quality and the quest for excellence in creating outstanding
habitats that defines the core of our corporate mission.
These principles motivate the company to construct homes that
are singular examples of quality. From a chic stacked town, to
a soaring condominium, Davies Smith Developments has built
some of the finest homes in the Greater Toronto Area and
Southern Ontario.
By developing attractively priced units, ensuring timely delivery
and superior workmanship, supported by efficient customer
service, our passion for excellence finds credence in every
project that the company undertakes.
Concentrating our energies in achieving complete customer
satisfaction, Davies Smith Developments is a company that is
constantly incorporating cutting edge technologies and techniques
to further the goal of developing distinctive communities.
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PROJECTS
With its clean, modern lines, black and white palette and
cutting-edge architecture, this striking glass tower is the epitome
of urban living.
At 36 storeys high, ONYX is the home to 353 suites including
two storey lofts spanning the entire north face of the tower, a
first of its kind in Mississauga condo history. ONYX has two
floors devoted to recreation and relaxation, including a yearround indoor pool, sauna, steam room, outdoor hot tub, and a
fully equipped fitness area with Yoga and Pilates studio. Stratus,
ONYX’s chic and stylish party room and rooftop lounge with
outdoor terrace on the 36th floor, overlooks the Mississauga
and Toronto skylines.
A condominium designed for modern sensibilities. Holistically
conceived, sublimely detailed and fused with the soul-satisfying
delights of modern living, Solstice provides a thoughtful solution
for all those seeking a quality living space within a community
dedicated to providing the “extra mile” through its delivery of a
complement of on-site amenities to satisfy body and soul.
A highrise of 38 storeys, well-located in the downtown core of
Mississauga, Solstice provides a complete range of living spaces
– from studio to large 2 bedroom + den suites and lofts.
ONYX is the fourth and final tower in this award-winning
community, along with CityGate I & II and Solstice both of
which have garnered numerous awards.
Located in the Humber Bay Shores community area, Hearthstone
is exclusively designed for independent retirement living.
Although similar to regular condominiums, suites are designed
keeping in mind the unique and special needs of the residents.
Showcasing the glamour and glitter of a metropolis and the
conviviality and romance of a small old town by the lake, The
Rowe is an outstanding condominium community in Whitby.
Standing 12 storeys high, with 131 suites, The Rowe, like all
Davies Smith projects, is a distinctive landmark. Over 11,000
sq.ft. of indoor and outdoor amenities including a resistance
pool, Yoga and Pilates studio and a fabulous roof top terrace
await you. Along with innovatively designed suites ranging
from one bedrooms to two bedrooms plus dens, The Rowe’s
garden homes, condominiums, penthouses and amenities
transcend the ordinary.
As an independent retirement residence, Hearthstone also
contains a host of services beneficial to its residents. The
Hearthstone Club features a Wellness Centre including
professional healthcare and doctor’s office, physiotherapist’s
office and examination room. Residents also enjoy the
Lakeview Dining Room dining room, Humber Arms Pub,
games room, movie theatre, exercise room, greenhouse
and chapel.
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Contemporary architecture at its finest, Ironstone’s soft
tinted glass exterior is a graceful complement to modern
condominium design and dynamic urban thinking. Located
in the heart of Burlington, this 210-unit highrise provides
a complete range of living spaces from studios to expansive
2 bedroom + den suites, lofts, live/ work units and penthouses.
Featuring geothermal heating and cooling throughout the
building combined with solar panel technologies, Ironstone
comprises the elements of “green living.” The beautifully
landscaped rooftop terrace and courtyard, outdoor fireplace,
built-in private BBQ’s and hot tub create Ironstone’s pleasurable
and relaxed lifestyle. Two floors of indoor amenity space –
including a professionally equipped exercise room and yoga
studio, party lounge, and billiards and games room – offer
everything you need to revive and rejuvenate.
Grenadier Landing is a 262-unit, 12 storey condominium
complex developed and constructed by Davies Smith
Developments. Located on Lakeshore Blvd. West in the city of
Toronto, the complex consists of two towers and 6 townhomes
with three levels of underground parking.
A part of the old ‘motel strip’ in the west end of Toronto, the
site has recently been rejuvenated as the “Humber Bay Shore”
area. A stone’s throw from Lake Ontario, the building was
designed to maximize views.
CityGate Condominiums, comprised of two magnificent
34-storey towers, stands proudly in downtown Mississauga
across from Square One Shopping Centre. Renowned for it’s
contemporary design, CityGate Condominiums was the first
to offer lofts creating an incredible option to condominium
living in Mississauga.
CityGate Phase I and II with 669 suites are accentuated with an
array of lush amenities including an indoor pool, unique party
rooms, fitness areas, media rooms and guest suites.
Suites and lofts range from studios to two bedroom plus den
penthouses CityGate Phase I and II are the first two buildings
of the master planned community including Solstice and ONYX.
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MOVING-IN PROCESS
MOVE-INS AND DELIVERY HOURS
To schedule your move-in call:
Property Management at (905) 277-2004 or
Simerra Property Management at (416) 293-5900
Moving hours are Monday to Saturday:
9:00 a.m. to 1:00 p.m.
1:00 p.m. to 5:00 p.m.
5:00 p.m. to 9:00 p.m.
Moves and deliveries must be booked with the Concierge
staff at least 24 hours in advance to allow for scheduling.
Reservations are made on a first come- first served basis.
A damage deposit will be required after initial occupancy.
Providing there is no damage, the deposit will be returned.
Elevator protective pads will be provided for your movers
to install and remove.
Moving trucks will off-load at the move-in entrance. All
cardboard and boxes should be removed from the site by the
moving/delivery people. Otherwise, you have to break them
down and place them in the large garbage bin located in the
vicinity of the loading dock. The Concierge has the authority
to refuse any move that was not pre-arranged.
PLEASE NOTE: No moves or deliveries will be allowed
on a Sunday or Statutory Holiday.
It is recommended that the movers arrive 1/2 hour early to
park, announce their arrival and set up. Moving trucks must
not block the fire route. Maximum of 3 hours.
Taking Possession
Even for seasoned veterans, taking possession of a new home
can be an emotionally charged experience. If you are realistic in
your expectations, the transition will usually run smoothly. It is
our intention to ensure a successful and pleasant experience.
Contractual, Service and Home Warranty information should
be read carefully. These documents will provide a basis for
informed and productive communications. This information
will be beneficial during the first months of occupancy, as
well as to ensure proper warranty services.
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For ready reference, keep all Contractual, Service and Home
Warranty information together with this manual.
Goodwill and understanding between the developer and you,
the new Homeowner, are essential during the first few months
of possession.
Breaking-in Period
Settling into a new home is an exciting time. To help you
during this early stage, Davies Smith Developments will
provide you with warranties and first year service procedures.
Take time for a complete inspection of your new home. See
that everything has been completed as agreed upon. If items
are discovered that have not been completed, these items
should be promptly called to the attention of the Customer
Care Department. It is important to do this in writing.
Telephone calls or verbal statements can go astray and are
not an acceptable means of reporting warranty concerns.
Sometimes, due to weather conditions or lack of immediate
availability of the proper material or labour, a delay may be
unavoidable in completing your requests. If this happens the
reasons will be explained to you.
There are many items in a new home and a general working
knowledge of some of the more important of these is necessary.
It will enable you to understand more fully the results of heat,
cold, humidity, expansion and contraction-conditions, which
affect new homes. Always keep in mind, many parts of your
home, even the ground it is built on, are natural products,
which are not completely responsive to human control. For
example, even the highest quality lumber can be affected by
humidity and weather. Review the Home Care section carefully.
You will find it informative and reassuring. Most of the
concerns you may encounter during the breaking-in period
are common to all new homes.
Make sure you understand the scope of Building, Service and
Warranty contracts, all of which are provided to your Board of
Directors at the Turnover Meeting. Take time to get acquainted
with your new home and thoroughly understand the
information outlined in the Home Care section.
DSD WARRANTY/TARION
Davis Smith Developments will provide you with a Customer
Care Team, who can be reached at (905) 273-5554 and will
discuss your warranty-related items with you during business
hours. Our staff will address all reasonable concerns and we
will assist you by providing product information.
We will provide you with a quality product and we will
honour all warranties as outlined under the Tarion Warranty
Corporation Act. (For complete details on how and when to
report deficiencies, see section on Warranties at the back of
this manual.)
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SOLSTICE INFORMATION
THE BUILDING OVERVIEW
Solstice is a magnificent 38-storey glass tower rising above the
Mississauga City Centre.
Environmentally friendly in its design and construction, the
residence is comprised of studio, one and two bedroom suites,
and an abundance of indoor and outdoor amenity areas. Many
suites feature dens and all offer open air balconies providing
panoramic views of the city.
AREA AMENITIES
Your new home at Solstice is in the heart of Mississauga City
Centre, the fastest growing city centre in the Greater Toronto
Area, vibrant and alive with a world of possibilities for you to
choose from.
Square One, one of the largest shopping centres in the country,
offers an array of stores, restaurants and services. The Living
Arts Centre provides a year-round calendar of musical concerts
and performing arts. City Hall, the Library and YMCA are all
just steps away as well, as are multiplex theatres and Playdium.
Public transportation is at your doorstep, with easy access to
GO Transit and major thoroughfares including the 400 series
highways and QEW.
BUILDING AMENITIES
Solstice’s elegant lobby, with its 10’ limestone waterwall and
24-hour concierge, is only the first of many amenities.
Serenity, The Spa at Solstice offers you and your fellow
residents a superb array of indoor and outdoor amenities:
• Outdoor swimming pool with change rooms, lounge pods
and waterwall conversation area
• Steam room and sauna
• Indoor-outdoor hot tub
• Choice of sun patio and shade retreat
• Zen garden
• Children’s outdoor play area
• Professionally equipped exercise room
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• Private pilates/yoga studio with floor mats
• Spa treatment room
• Viva Room lounge and amenity area
• Billiards room
• Media room with large screen TV, DVD and digital sound
system
• Kitchen studio & dining room for your private dinner parties
• Wi-Fi/Internet “hot spot” throughout
• Two fully furnished guest suites
ENVIRONMENTALLY FRIENDLY FEATURES
Solstice is all about healthy, sustainable living. So Davies Smith
Developments designed a building that provides you with
superior air quality and a more comfortable living environment.
Plus beneficial conservation, energy efficiency and recycling
measures that not only help you save money but save the
planet too.
• All carpeting is tested by The Carpet Institute for low levels of
volatile organic compounds (VOCs) to ensure that emissions
are minimal.
• Indoor air quality is optimized through direct venting to the
outside via kitchen hood, bathroom fans and dryer exhaust.
• Individual suite electrical metering allows for individual
energy management and reduced living costs.
• Low-flow chrome bath and shower faucets, plus low-flow
single lever sink faucets, promote water conservation.
• Most paint coatings are also tested for low levels volatile
organic compounds (VOCs), again to ensure emission
standards are not exceeded.
• Energy efficiency is enhanced through the use of thermal
window systems with double-glazed, low emission
(Low- E) glass.
• Most appliances are rated “Energy Star™” compliant for
energy-efficiency.
• Environmentally friendly grass roofs (located on the 5th floor
courtyard, and above the 6th floor amenity space and 8th floor
lofts) will reduce the urban heat island effect and thus reduce
cooling costs while being visual pleasing at the same time.
• Recycling facilities for sorting recyclable waste will help
residents participate in the City of Mississauga’s waste
reduction efforts.
• Convenient bicycle parking area to promote alternative
transportation and reduce use of fossil fuels.
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Policies & Procedures
22 Building Management
24 Building Access
25 Building Policies
27 Emergencies
31 Parking/Visitors
33 Common Facilities
35 Renting Your Condo
BUILDING MANAGEMENT
PROPERTY MANAGER
The role of Property Management is to deal with the day-to-day
operations and condominium-related concerns of the residents.
Property Management is accountable to, and takes direction
from the Condominium Corporation’s Board of Directors and
is directly responsible for the maintenance, appearance and
upkeep of all the Common Elements and general items.
• Operations and Maintenance
• Housekeeping
• Landscaping/Grounds Maintenance
• Obtaining the Performance Audit & Reserve Fund Study
• Common Element Deficiencies
• Construction/Renovations of Common Areas
• Collection of Maintenance Fees
• Contract Negotiations and Administration
• Budgeting and Financial Reporting
• Reserve Fund
• Expenditure and Revenue Control
• Resident Relations
• Corporation Staff
PROPERTY MAINTENANCE STAFF
The Property Manager will retain maintenance personnel who
will generally be on site from 9:00 a.m. to 4:00 p.m., Monday
to Friday. They are responsible for the day-to-day operation
of the Common Element mechanical systems and will also
attend to minor common element repairs such as replacing
light bulbs. Maintenance personnel test the emergency
generator and move the garbage bins in and out of the
loading area for pick up.
There will be contract cleaning staff generally on site from
9:00 a.m. to 5:00 p.m., 7 days a week. They will be responsible
for cleaning all Common Element areas, such as the lobby
and corridors.
PLEASE NOTE: The Maintenance personnel have not been
retained to do any work within your unit.
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CONCIERGE/SECURITY
MAIL DELIVERY
A uniformed Concierge is located in the first floor lobby.
The Concierge staff will be on duty 24 hours a day, seven
days a week.
For any inquiries about your mail delivery, please refer to the
Postal Station contact information listed in your Telephone
Directory.
The Concierge reports to the Property Manager and Common
Element concerns should be brought to his/her attention
when the manager is not on site. The Concierge should be
immediately notified of any accidents or emergencies within
the Common Elements.
Please do not report suite deficiencies to the Concierge. These
must be forwarded in writing by the unit owner to the Davies
Smith Customer Care Office. There is a drop box located in
the lobby for your convenience.
COURIERS/PARCELS
The Concierge can accept some deliveries on your behalf. Only
parcels smaller than 40 x 40 cm can be received. The Concierge
staff will accept no perishables or registered mail due to liability
concerns and cannot leave the desk to bring a parcel to you.
The Homeowner must sign a liability waiver absolving the
Concierge of any responsibility for loss or damage.
The Concierge will greet your guests, however, visitors must
use the intercom system located at the entrance door in the
lobby to gain access. The Concierge will not permit entry to
a suite by any guest unless written instructions have been
received and a waiver signed.
The Concierge monitors the building’s video cameras and suite
entry alarm system and will notify the Police or Fire Department
should he have a concern. During a fire alarm the Concierge is
responsible for meeting the Fire Department and advising them
of the nature and location of the emergency. He will provide
the Fire Department with a set of master keys and a list of
residents requiring assistance.
Video cameras are located throughout the garages, in each
elevator, the entrance vestibule and other points of entry into
the building. These cameras are recorded and monitored by
the Concierge.
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BUILDING ACCESS
SUITE KEYS
Each Unit will Receive at closing two (2) suite entry keys, two
(2) keys for each storage locker room (if you have a locker),
two (2) mailbox keys and two (2) Pendants for access into the
building and the parking garage.
Owners may purchase one additional Pendant for each
registered resident in excess of two from the Management
Office.
The Property Management will have a master key, which will
allow them access into the unit should there be an emergency.
The Suite entry door and lock are Common Elements and as
such cannot be changed without Board approval.
IN-SUITE ALARM
Each unit is provided with an in-suite security panel, which
is monitored at the Concierge desk. It has 3 arming modes –
Home, Sleep and Full. Each suite unit can have up to
5 permanent user codes.
The in-suite security panel monitors the suite entry door
contact. Once the panel is activated, entry through the
contacted door will set off an alarm in the suite and at
the Concierge desk.
Please refer to the Security Manual, which you will receive at
your PDI or with your keys on how to use and program your
suite security panel.
Alarm Silence Button
Your unit has an Alarm Override Button that you can use to
temporarily silence the alarm for 10 minutes.
This is useful in multi-occupied buildings when Alarm Testing
is required, by law, to occur frequently.
In case of a real alarm, the main fire system will override this
Button and sound the Alarm.
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BUILDING POLICIES
GARBAGE/RECYCLING
Garbage Disposal
Garbage is disposed of down the garbage chute located on
each floor.
Please discard all household refuse between the hours of
8:00 a.m. and 10:00 p.m. Nothing is to be left on the floor
of the chute room.
All garbage must be properly bound, packaged, bagged and
sealed to prevent any undue odour, mess or damage during its
descent within the garbage chute. All garbage must be firmly
pushed down the garbage chute and not left within the mouth
of the chute.
Do not put materials such as burning cigarettes, ashes,
flammable liquids, paint cans or aerosol cans into a chute.
They are fire hazards and may cause damage to the garbage
chute and the compactor room.
Bulk items-bundles of paper, coat hangers, cartons, broom
handles, kitty litter, etc.- block the chute. Do not put them
down the chute. Take them to the disposal area on the
ground floor (in the garage).
Recycling
At Solstice you have a Tri-Sorter to assist you with sorting
your recycling from your garbage. Some recyclable items are
not to be deposited down the garbage chute. Please follow the
posted directions for sorting of recyclable items from regular
household garbage. Although a little extra time is involved for
you, in the long term recycling will lower garbage collection
costs and ensure the landfills last longer and benefit everyone.
PLEASE NOTE: The recycling program will not commence until
the City starts picking up garbage at 75% occupancy. Watch for
future word on when the program will start.
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PETS
Residents are allowed to have no more than two (2) pets per
unit as defined in the Declaration. Pet owners are not allowed
to walk their pets unleashed anywhere on the Common
Elements. Pet owners must walk their leashed animals off the
property and clean up after them. Pets are not permitted to be
exercised in the lobbies, corridors, stairways, garages or any
other portion of the Common Elements within the building.
All damages caused by a pet to the building, floors, walls, trims,
tiles, carpeting, stairs or any other portion of the Common
Elements shall be the responsibility of the owner of the suite
and the said owner shall fully reimburse the Corporation for
the cost of the repair, replacement or renovation.
Please consider others when entertaining. Should someone
show a complete lack of consideration of your right to peace
and quiet, please call the Concierge desk and Police directly
and advise Management staff thereafter.
Please do not confront others to resolve the situation.
SUITE RENOVATIONS
Apart from decorative changes, an owner cannot make any
suite alterations without the prior written consent from the
Board. Please also note that any changes to a suite voids
warranty to those portions altered.
CORRIDORS AND DOORS
NOISE
All residents and their guests are requested to have
consideration for their neighbours on all sides. Loud music,
boisterous parties in overcrowded suites, uncarpeted floors,
obnoxious conduct or an unwillingness to restrict such
behaviour will result in action being taken by Property
Management and on-site staff to obtain compliance.
Corridors may not be obstructed in any manner at any time
by doormats, boot trays, strollers, shopping carts or any other
objects. Items left in the common corridor will be removed.
Do not fix anything to a suite door e.g., door knockers, signs
and decorations. You will be asked to remove these items or
these items will be removed.
Please remember that you are living in a building with other
people. Bumping, banging or drilling on walls or floors
especially non-carpeted floors will inconvenience your
neighbours. Do not let your suite door slam when closing.
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EMERGENCIES
In the event of fire, the safe and orderly evacuation of all
personnel in the building is of paramount importance. The
following procedures are intended to achieve this goal in the
event of a crisis, not only from fire, but also from any other
physical emergency. Please familiarize yourself with the nearest
fire exit to your home.
The complete cooperation of each person is mandatory if the
plan is to be successful. High-rise apartments are considered to
be safer from the spread of fire than the average single-family
dwelling. The building has been constructed of fire resistant
materials. Solid masonry walls and floors inhibit the spread of
fire from suite to suite. During a fire emergency the stairwells
are pressurized to keep smoke out.
You are reminded not to do permit anything to be done in your
suite or bring or keep anything, which will in any way create a
risk of fire. For safety reasons, we recommend artificial, noncombustible Christmas trees be used.
Avoid unsafe cooking practices such as deep fat frying, using
too much heat, leaving stoves unattended and wearing loosely
hanging sleeves. Do not use unsafe electrical appliances, frayed
extension cords or use lamp wire for permanent wiring. Do not
overload outlets with multi-plugs. Always use ashtrays for
cigarette butts and ashes. Never smoke in bed. Do not use fuses
in your stove of higher amperage than specified. Do not use
open flames. If you do use a candle, make sure it is in a candle
base that has a glass shade and that is not left unattended.
Handicapped persons who require assistance if evacuation
becomes necessary should advise Management staff. It is a Fire
Code requirement that a current evacuation list be available for
Fire Department personnel.
FIRE SAFETY PLAN
Follow these safety procedures upon discovering a fire:
• Tell everyone in your immediate area.
• Leave the fire area.
• Close all doors behind you.
• Do not use the elevators.
• Activate the Fire Alarm by using pull stations.
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• Use the nearest exit stairwells to leave the building
immediately.
• Telephone the Fire Department by dialing
9-1-1. (never assume this has been done).
• Know the correct address and the location of the fire.
(225 Webb Drive, Mississauga, Ontario L5B 4P2)
• Meet the Fire fighters at the main entrance and tell them
where the fire is.
• Do NOT return until it is declared safe to do so by
Fire Officials.
If you hear the Fire Alarm:
• Before opening the door, check if the smoke is entering from
around the door. If not, feel the knob for heat. If it is not hot,
brace yourself against door and open slightly. If you feel air
pressure or a hot draft, close door quickly.
• If you find no fire or smoke in the corridor, close the door
behind you and leave by nearest exit stairwell and call the
Fire Department at 9-1-1.
• If you encounter smoke in the corridor or stairwell, consider
using the Exit stairwell at the other end of the corridor, which
may be clear, or return to your suite.
• If you can’t use any stairway, return to your suite if you can,
or go into any corridor and bang on suite doors until you
find a place to take shelter.
• Never go up to the roof. Smoke rises to the top of the
stairway. There is no roof access and you could be trapped.
• If an Alert Fire Alarm Signal is heard, it could indicate a
possible fire condition that may exist somewhere in the
building. Standby for information.
• Listen for instructions or announcement over the voice
communication system.
• Prepare to leave the building.
• When necessary to leave a floor area, follow procedures for
continuous alarm signal mentioned above.
IF YOU REMAIN IN YOUR APARTMENT
You must protect yourself from smoke. Stay in your apartment
until you are rescued or until you are told to leave. This may
take a long time. Do not wait too long to leave your apartment
after the alarm has sounded. The longer you wait, the more is
the risk that heavy smoke will have spread into the stairways
and corridors. Your chances of survival are less.
Keep smoke from entering your apartment. Use tape to seal
cracks around the door and place wet towels at the bottom.
Seal vents or ducts the same way.
If smoke enters your apartment or if you require assistance for
evacuation, telephone the Fire Department – dial 9-1-1 and tell
them where you are and then move to the balcony. Close the
doors behind you.
If you don’t have a balcony, go to the most smoke-free
room, close the door and seal it with tape and towels.
Open the window for fresh air, however, if smoke enters
close the window.
If you require assistance for evacuation, dial 9-1-1 and tell
the Fire Department where you are. Signal to the fire fighters
by waving a sheet from a window or balcony.
Crouch low to the floor if smoke comes into the room.
Remain calm and wait to be rescued. Do not consider jumping.
Listen for instructions from authorities.
FIRE EXTINGUISHING, CONTROL OR CONFINEMENT
The use of fire extinguishing equipment is strictly voluntary.
Along the corridors on all floors there are Fire Hose Cabinets,
containing a hand held Fire Extinguisher. If the fire is small and
you feel you can control its spread by use of the extinguisher,
first pull the nearest alarm station, then attack the fire. Use
common sense and caution at all times. If in any doubt, leave
the fire area.
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Only after ensuring that the alarm has been raised and the
Fire Department notified, a small fire can be extinguished by
experienced person(s) familiar with extinguisher operation.
In the event that the fire you discover cannot be extinguished
with the use of the fire extinguisher, or if smoke presents a
hazard to the operator, close the door to the area so as to
confine or contain the fire. Leave the fire area and if safe to
do so, wait to give arriving fire fighters information about the
exact location of the fire.
To operate a portable fire extinguisher, all you need to
remember is the word “P.A.S.S”
Fire Hazards
In order to avoid fire hazards in the building, occupants
are advised:
• Do not put burning materials such as cigarettes and ashes
into garbage chutes.
• Do not dispose of flammable liquids or aerosol cans in these
chutes.
• Never force cartons coat hangers, or bundles of paper into the
chute because it may become blocked.
• Avoid unsafe electrical appliances, frayed extension cords,
overloaded outlets or lamp wiring for permanent wiring.
P – PULL THE SAFETY PIN OUT
• Avoid careless smoking, use ashtrays. Never smoke in bed.
A – AIM THE FIRE EXTINGUISHER NOZZLE AT THE BASE
OF THE FIRE
In general, occupants are advised:
S – SQUEEZE THE TRIGGER
S – SWEEP BACK & FORTH AT THE BASE OF THE FIRE
UNTIL THE FIRE IS OUT
CONTROL OF THE FIRE HAZARDS IN THE BUILDING
Combustible Materials
A high standard of housekeeping and building maintenance
is probably the most important single factor in the prevention
of fire.
For example:
• Combustible waste materials in buildings shall not be
permitted to accumulate in quantities or locations which will
constitute a fire hazard, such as elevator shafts, ventilation
shafts, stairwells, or any other means of egress.
• Combustible materials shall not be used to absorb flammable
or combustible liquid spills within the building.
• Greasy or oily rags or materials subject to spontaneous
heating shall be deposited in the proper safety container or
be removed from the premises.
• Lint traps in laundry equipment shall be cleaned to prevent
excessive accumulation of lint.
• All ashes shall be stored in proper safety containers on a roof
or adjacent to any building so as to create a fire hazard to the
building or its occupants.
• To be fully acquainted with the Fire Protection installations
that are provided for your safety.
• To know where the Fire Hose Cabinets are located, as well as
the Pull Stations, and Fire Exits.
• To call the Fire Department 9-1-1 if you need emergency
assistance.
• To know the audible alarm signal and the procedures
established to implement safe evacuation of the building.
• No person shall intentionally disable a smoke alarm so as to
make it inoperable (6.3.3.4 Ontario Fire Code).
• Do not tamper, disconnect or cover the in-suite audible
device or heat detector.
• Notify Property Management if special assistance is required
in the event of an emergency
• To report any fire hazards to supervisory staff
EVACUATION PROCEDURES FOR
HANDICAPPED PERSONS
Persons who require evacuation by Fire Department personnel
should advise building management staff. The Ontario Fire
Code requires that the current list be kept available. The
following information is to be recorded: name, suite number,
suite telephone number and type of disability.
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SUITE SMOKE/CARBON MONOXIDE DETECTORS
EMERGENCY CONTACT INFORMATION
Please note: The in-suite Smoke/Carbon Monoxide detectors do
not activate the building fire alarm system. We suggest that you
take appropriate action to sound an alarm.
Maintenance emergencies encompass:
• Loss of Heat
• Flood
Once the pull station has been activated, the location of the
alarm is automatically indicated on a fire enunciator panel
monitored by the Concierge in the main lobby, and by a
remote fire alarm monitoring company. They will automatically
call the Fire Department.
If you accidentally burn food on your stove, do not open the
hall door to clear the air as it will set off the building fire alarm
system and the Fire Department will needlessly be called out.
Open your windows, turn on your exhaust fan, and use any
other portable fans you have to exhaust the smoke from
your suite.
• Complete Power Failure
• Broken Suite Entry Lock
Should any of these occur, please use the emergency numbers
listed below:
Property Management Head Office: (416) 293-5900
Property Management Site Office: (905) 277-2004
See the Directory on Page 6 for other Emergency Numbers
as they apply.
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PARKING/VISITORS
RESIDENT PARKING
All elevators have access to all condominium parking levels.
The parking garage and all parking level elevator lobbies are
monitored by video cameras viewed at the Concierge desk.
However, we would like to remind you to lock your vehicle
at all times and avoid leaving valuables inside.
When entering or leaving the premises, please operate your
vehicle at a speed not in excess of 10 km/h and adhere to all
posted signs. Please Note: There is no parking in the Fire Route.
Parking is strictly enforced and parking tickets will not be paid
or cancelled by the Corporation.
No car repairs or car washing is allowed in individual parking
units as a Car Wash Bay is located on P2-the bottom parking
level in the garage.
Always use your own parking spot. Vehicles parked in
unauthorized spots will be ticketed and/or towed at the
vehicle owner’s expense. Please ensure management staff
has your correct licence plate number.
VISITOR PARKING
Limited resident visitor parking is available on the ground level
of the parking garage with the entrance off Burnhamthorpe
Road West to the newly extended Webb Drive. Guests arriving
by car will first have to park, if a space is available and then
proceed to the rear entrance of the lobby.
Your guest will use the Sub Enter Phone Panel to contact you to
gain entry into the building, at which time they need to see the
Concierge to arrange parking. Then your guest will proceed to
the elevator lobby and proceed to your suite.
PARKING GARAGE
A special seal coating is applied to the garage floor surface
to prevent water and road salt penetration into the concrete,
which causes structural damage to the garage floor and
foundation. Gas, oil or other chemicals can damage this
coating. Please keep your parking area clean at all times. If oil
leaks or spills of any kind occur, please clean them with soap
and water or throw an absorbent material on the spot to soak
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up the spill and later clean the area. Leaks left for any period
of time will result in damage to the garage surface and will be
the financial responsibility of the owner of the parking unit to
repair to its original condition. Cleaning products are available
from major department stores.
Repairs are expensive and will be the responsibility of the
Condominium Corporation – costs that they will recover from
you through your monthly Maintenance Fees. A few minutes of
your time could avoid this unnecessary expense. Repairs and oil
changes are not allowed in the parking areas.
Parking units are for vehicles only and are not to be used for
storage of any articles or non-functional vehicles. These will
be removed and may be discarded.
Garage Alarm System
A Duress wireless alarm system is installed throughout the
garage. Each key pendant has a button that when pushed and
held for 3 seconds will activate the system.
ON FOOT/BY CAR
Visitors arriving on foot will use the Main or Sub EnterPhone
Panels located at the entrances to the main lobby. The
EnterPhone system consists of an 8 line display screen that the
visitor uses to scroll through an alphabetical list of all residents
to find your name.
After selecting your name, your visitor will then hit a Call
button-that will cause your main suite telephone to ring.
At the same time the image from the camera located at the
EnterPhone will appear on your cable service, so you can
switch your TV to that channel to verify your visitor’s identity.
There will be 2 channels – one for the front entrance and one
for the back entrance. Property Management will notify you of
the channel number after you move in. If you recognize your
visitor, you will simply push the #9 key on your telephone
to unlock the building entry door.
Please let the concierge know if your name is not properly
posted on the entry board.
• The signal will be picked up by the nearest local receiver
(located throughout the garage) and instantly transmitted
to the Concierge providing the zone information.
SOLICITING
• At the same time, horns will sound and strobe lights will
activate.
No business solicitation or canvassing is permitted within the
building. Please contact the Concierge should you be bothered.
LOCKERS
Locker Rooms are located on all levels of the Parking Garage.
Access into each locker room is by key – a different one for
each room. Each locker is also individually keyed. Do not leave
valuables in your locker. Please do not use any locker units that
are not owned by you.
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COMMON FACILITIES
MULTI FUNCTION ROOM
General Use
When the Multi Function Room is not booked for private use,
it can be used as a “gathering place” where residents, and up to
four guests, may play cards, read, watch television, etc. Residents
under the age of 16 must be accompanied by a resident over
the age of 16.
Snacks and beverages are permitted, but please ensure that you
pick up and dispose of all garbage and ensure that the room
is left in a neat and tidy condition. Any spills or mishaps must
be reported to the Concierge to ensure immediate clean up.
Failure to do so will cause a cleaning fee to be levied against
the user.
Private Use
A resident may also book the Multi Function Room for private
use. The resident must always be in attendance during such
bookings; and residents under the age of 16 must be
accompanied by a resident over the age of 16.
All Multi Function Room bookings must be made a minimum
of 7 days and a maximum of 6 months in advance and are on
a first come, first served basis. However, because parties during
certain holidays are in higher demand, the Board reserves the
right to determine how such bookings may be handled.
The use of the Multi Function Room cannot be considered
confirmed until the Concierge receives the signed contract and
cheques. Bookings can be cancelled by giving at least 48 hours
notice – failure to give proper notice may result in loss of
damage deposit.
Residents must arrange to greet their guests at the lobby and
direct them to the Multi Function Room. You should advise
your guests as to the alternate parking areas outside of the
property as the visitor parking spaces may not be used for
Private Functions.
REGULATIONS
Multi Function Room Rules
Please ensure you comply with the following rules during
your use of the Multi Function Room:
• Do not prop open or obstruct the Exit doors.
• Do not attach decorations to any part of the party room
walls, kitchen counter, blinds, furniture etc.
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• The Multi Function Room is a strictly non-smoking area.
• Indoor swimming pool
• Advance notice is required if there is a need to bring additional
furniture/equipment into the Multi Function Room. This
furniture must be removed no later than 10:00 a.m. the
following day. The existing furniture is NOT to be removed
from the Multi Function Room under any circumstances.
• Multi-purpose room with billiards table, kitchen, refrigerator,
stove, microwave, dishwasher, table and chairs
• The Resident is responsible for gathering loose garbage and
leaving the room in a presentable state. Failure to do so may
necessitate additional costs, which will be deducted from the
security deposit.
• Applicants must ensure that guests vacate the party room, no
later than 12:00 midnight. Residents must clean and vacate
the room by 12:30 a.m. Residents may return no later than
9:00 a.m. the following day to complete clean up if necessary.
• The maximum persons permitted to use the room at
one time is 40.
• The use of the Multi Function Room is entirely at your
own risk.
The Multi Function Room Agreement is an integral part of
these rules. Smoking is not permitted in the common areas of
the building. Also, the consumption of food and beverages is
not allowed in the Common Areas of the building, including,
but not limited to, corridors, stairwells, lobby and elevators,
except where designated by the Board of Directors. Proper
footwear and clothing must be worn in the Common Areas
at all times. NO bare feet.
Recreation Facilities & Amenities
Please Note: Facilities and Equipment are used at your own risk
Davies Smith Developments, the Condominium Corporation
and the Property Management Company and their principals,
representatives and employees are not responsible for any
injuries sustained while using the recreation amenities.
Facilities/Amenities provided at Solstice include:
• Meeting Room/Board Room
• Concierge 24 hours per day, 7 days per week
• Exercise room-equipped with step machine, stationary bicycle,
treadmill and mats; male and female washrooms with lockers
• Separate male and female saunas, steam rooms, showers
and lockers
• Two furnished Guest Suites
• Media room with large screen TV, DVD player and furniture
• Outdoor landscaped terrace, with barbeque and sundeck
Rules for the Amenities will be forwarded by Property
Management as and when the facilities are opened for use.
FEES
A Security Deposit is payable to the Condominium
Corporation by cheque or money order in the amount of
$100.00 (subject to change without notice by resolution of the
Board). This must be deposited with the Concierge at time of
booking. This Deposit will be returned providing no damage
or rule infraction has occurred. If damage does occur, an
assessment of the costs of the damage will be deducted from
the damage deposit.
The Cleaning Fee is $50.00 (subject to change without notice
by resolution of the Board) and is for normal clean up only
of the facilities – a cheque or money order payable to the
cleaning company must be provided at the time of booking.
Security services shall be arranged when 20 or more persons
are in attendance. The cost for services shall be paid for by
the resident and shall be at the rate charged by the Security
Company. These Services will be contracted from one half hour
before guests are scheduled to arrive to one hour after the
booked finish time for a minimum of 4 hours.
The Security Company will be responsible for access control
and ensuring that all guests and residents abide by the house
rules and regulations. Payment for these Security Services shall
be by cheque payable to the Security Company and shall be
submitted with the signed application.
The Corporation will not accept applications for stags, private
Christmas Eve or Day parties, New Year’s Eve or Day parties and
Halloween parties. Bookings for commercial/private enterprise
use are strictly prohibited.
35
RENTING YOUR CONDO
TENANT INFORMATION FORM
LEASING OF SUITES – THE CONDOMINIUM ACT, 1998 –
SECTION 83
An owner who leases or renews a lease of a suite shall, within
30 days of entering into the lease or the renewal, as the case
may be:
• Notify the Corporation that the suite is being leased.
• Provide the Corporation with the lessee’s name, the owner’s
address and a copy of the Declaration, by laws and rules of
the Corporation.
• If a lease of a suite is terminated and not renewed, the owner
shall notify the Corporation in writing.
• The Corporation shall maintain a record of the notices it
receives under this section.
36
Home Maintenance
37 Interior Finishes
43 Home Systems
49 Four-Seasons Maintenance
Check List
51 Living Green
INTERIOR FINISHES
BALCONY/TERRACES
Balconies and terraces are considered common areas so you
require approval before changing or adding any floor finishes.
No changes are allowed to the glass rail.
Clotheslines or hanging of laundry on balconies, terraces or
patios are not permitted. Similarly you are not allowed to hang
awnings, flowerpots or satellite dishes from the balcony as
these will be considered a liability should they fall off.
Barbecues, or any other form of cooking apparatus, shall not
be operated on any patio or balcony-except for the Penthouse
Units, and ground floor terraces facing Burnhamthrope. A
barbecue area is provided on the 5th floor terrace.
Leave terrace drains clear for proper drainage of runoff water.
Glass rail and inside panels of the balconies can be wiped with
a damp cloth or soapy warm water.
APPLIANCES
Dishwasher
Only use detergent recommended specifically for dishwashers.
Alternatives can cause leakage and excessive bubbles. In order
to prolong the life of your dishwasher, ensure that food is
rinsed off tableware before placing it in the dishwasher. Failure
to rinse dishes may result in food particles blocking the main
drain and unnecessary repairs.
Microwave/Exhaust Fan
Do not use metal or metal-trimmed pots or glasses or metal
foil in the microwave. The microwave must never be used to
dry garments or any fabric as a fire may result.
Use your exhaust fan whenever cooking and for approximately
a half hour afterwards to avoid cooking odours from being
released into the corridor, to lessen grease build-up on kitchen
surfaces and to reduce humidity within your suite. The metal
filter may be washed in the dishwasher. The exhaust fan is
also a great tool in filtering air to the exterior. For preventative
maintenance, the filter and fan should be removed and cleaned
every three to six months depending on your cooking habits.
38
How to clean the inside of your microwave oven
Washer
Mix a few tablespoons of baking soda with water in a
microwave-safe cup. Boil in the microwave for a few minutes.
The insides of the microwave will be damp and easy to clean
with a paper towel or dishcloth. This has the added benefit of
removing odors that may be clinging to your microwave oven.
When away from your suite for an extended period of time, you
should turn OFF the shutoff valves to avoid possible flooding.
We recommend that you periodically inspect the washer hoses
for signs of wear and tear and possible loose connections.
Hoses that break can cause substantial damage not only to your
suite, but also to suites below, and you will be responsible to
repair any damages. Replacement hoses require 250 PSI
working pressure and 1,000 PSI burst pressure. Do not overload
the washer.
Refrigerator
Your refrigerator may have one or two controls that let you
regulate the temperature in the freezer and refrigerator
compartments. The refrigerator control is a thermostat, which
measures the temperature and regulates the running time of
the compressor.
Make sure to distribute the items evenly in the washer to avoid
excessive vibration. Water lines should be turned off/on as
required to minimize damages in case of a hose leak.
Stove
Allowing a build-up of spilled food on burners or in the oven
may damage the stove, which could result in costly repairs. If
your model is not “self-cleaning”, we recommend that you
obtain a good quality oven cleaner. Immediately following the
cooling of the oven, the product is to be applied and the
spillage removed as soon as possible.
Do not leave cooking unattended for even a few seconds.
Needless fires happen when oil is left heating on a stove. Do
not use the oven for drying garments. Do not use the oven
for heating your suite. Do not put foil wrap under burners
on the top of the stove. This may cause the elements to burn
out quicker and may cause shorting out.
Dryer
Clean the lint from the dryer door after each dryer use.
Depending on the size of the load, check the auxiliary lint trap
mounted on the ceiling inside your laundry room every month,
and clean as required. We also suggest that you inspect the area
around the drum for lint build-up. Should the lint trap not be
cleared, you will find that clothes will take longer to dry, there
will be excessive humidity in your suite and damage to the
dryer motor and switches may result and cause a fire. We do
not recommend shoes being put in the dryer as this may cause
damage to your drum. If the humid, moist air remains in the
room, you may see signs of mildew build-up.
Cleaning stainless steel appliances
Cleaning a stainless steel appliance must be done in a cautious
manner. Many stainless steel appliances are factory “clear-coated”
with a lacquer varnish that must be cleaned according to the
manufacturer’s specific instructions. Removing fingerprints,
spills and other messes from uncoated stainless steel appliances
is a simple procedure, as long as all precaution is taken after
reading the stainless steel appliance owner’s manual.
Step One
Rub down the entire stainless steel area to be cleaned with a
damp cloth of warm soapy water.
Step Two
Repeat this process using rubbing alcohol or vinegar with
a soft cloth.
Step Three
Apply a small amount of commercial stainless steel cleaner
with a damp, soft cloth. Rub in the direction of the “grain”
lines on the stainless steel appliance’s finish.
Step Four
Rinse entire surface of the appliance with warm water.
Step Five
Apply a small amount of baby oil to a paper towel and rub
down the entire surface of the stainless steel appliance.
39
COUNTERTOPS
FIREPLACES
Your granite/marble countertop has been sealed in the factory
to protect the surface of your top from staining or soiling.
This sealer is an impregnator – an invisible, repelling layer
within the surface. The sealer may need to be reapplied in
the years to come.
InFlame fireplace surrounds and mantels are designed to
maintain their natural beauty for many years, but like any
household furnishing product, standard use and environmental
wear-and-tear may cause the surrounds and mantels to become
soiled. Cleaning procedures vary depending on the model and
surround finish. Please read in full.
We recommend that when you clean the granite/marble top,
do so with warm water. Most stains will wipe away if cleaned
within a reasonable amount of time. Avoid using natural or
manufactured oils or dyes. Stains left for an extended amount
of time become much more difficult to clean, even though
your top has been sealed.
We do not recommend any use of chemicals such as vinegar,
abrasive soap etc. to clean your countertop. These chemicals
will break down the sealer, leave streaks and/or scratch the
surface of your top. Remember sealing does not protect against
scratches and will not protect against all stains.
CABINETRY
Periodically check hinge screws and tighten if required. This
is considered Homeowner maintenance. Although shelves are
treated with a water-resistant topcoat, water or other liquids
allowed to sit on the surface for a prolonged period of time
may cause staining and/or bubbling.
Both cabinet exteriors and interiors may be cleaned with a mild
soap solution and a damp clean cloth. After cleaning, surfaces
should be immediately buffed dry with a clean dry cloth.
Cabinets should not be cleaned with abrasive cleansers or
strong detergents. Do not use steel wool or other abrasive items
for cleaning purposes. These will scratch the topcoat layers of
the finishing materials used on cabinet surfaces. Do not allow
water to contact cabinet surfaces for more than a few minutes.
Make sure that steam from cooking pots is redirected from
cabinet door surfaces.
• Steel Grates and all steel surfaces are cleaned by using a
damp, lint-free cloth. Avoid using any soaps or detergents.
• Dust wood mantels with a slightly damp cloth. Avoid using
any polishes or cleaners and be sure to dry immediately.
• To clean the InFlame line “with surrounds by Formglas”
(model #s 1701, 1702, and 1703) gently wipe the affected
area with a cloth or sponge moistened with a water and mild
soap solution (one teaspoon of mild soap to every one liter
of water) Rinse the affected area with a damp sponge
moistened with clean water, and gently pat dry with a soft
cloth. WARNING! DO NOT USE CORROSIVE POWDER
OR SOLVENT BASED CLEANERS. USE MILD SOAP AND
WATER ONLY. FAILURE TO DO SO WILL VOID ALL
WARRANTIES AND MAY DISCOLOUR THE FIREPLACE
PERMANENTLY.
• Do not stack or drop ceramic logs to prevent damage and/or
breakage. Note: Manufacturing burrs on the logs may chip
off during handling or cleaning. This is normal and is not
considered a defect.
• Brass or Nickel trim are cleaned by wiping with a damp cloth
and drying immediately. Do not use abrasive pads or metal
cleaners, or the surfaces will scratch and discolour
permanently.
• Sunjel™ Premium is a safe, non-toxic gel that is easily cleaned
if spilled by wiping with a cloth and cold tap water. Any
remaining Sunjel™ Premium will evaporate.
Where to buy Sunjel Premium Gel
Customers can order Sunjel TM Premium by calling:
In Toronto 416-530-0555
Outside GTA 1-888-396-9219
Distributed in Canada By:
In Flame Fireplaces Inc.
99 Atlantic Avenue, Ste. 310
Toronto, Ontario Canada M6K 3J8
40
WINDOWS
Never leave the outer slider portion of any window open
when not at home or during a rainstorm. It is the outer portion
of the window that provides protection from water, not the
inner one.
The thermal windows in your apartment will reduce noise,
heat loss on cold days and heat gain on hot days. Ensure both
inner and outer windowpanes are completely closed. For more
efficient heating or cooling, you should typically keep the
windows closed and use the exhaust fans to expel stale air.
The exhaust fan will bring in fresh air from the corridor that
is supplied through the building ventilation system. In late
spring and early fall, you may wish to open the windows. Do
not remove the window safety catches under any circumstances
as the law requires them.
The interior side of the windows is the homeowner’s
responsibility while exterior cleaning is the responsibility of
the Corporation and will be arranged by the Property Manager.
All the windows are tinted so as to minimize heat loss during
the winter and protect from the damaging ultra-violet rays of
the sun, which can cause fading in carpets and furniture due to
prolonged exposure to direct sunlight.
Sun Screen Shades – For stain removal, use mild soap and
sponge. DO NOT REMOVE SHADES FROM BRACKETS.
FLOORING
Ceramic Tile Floors
As with all flooring, the best care is regular care. Sweep or
vacuum your ceramic tile floors at least once a week, more
often if it gets regular use. Dust and lint can evolve into grime
if they are not promptly removed, especially in areas where
there is moisture.
Since ceramic tile is often used in “wet” areas of the home, it is
likely that it will be subject to different spills and spots. Simple
washing or mopping with hot water and a mild household
detergent should wipe away anything that finds its way to your
ceramic floors. The hot water helps loosen any dirt that collects
in the spill, and the detergent lifts any oily substance on the
floor. If a “once-over” is not enough to remove all of the spill,
try a second pass over the floor with a sponge or mop. If the
spill remains stubborn, you can use a soft brush or synthetic
scouring pad to loosen the spot, but do not use steel wool or
a metal brush, as these may scratch the surface of the tiles.
After washing a ceramic tile floor, be sure to thoroughly rinse
the floor with clean water. This will remove any detergent
residue from setting and attracting more dirt to your floor.
WINDOW TREATMENTS
Window Treatments Cleaning and Maintenance:
Sheer Drapes – Clean once a year. Remove drape and pull out
pin hooks. Wash on Gentle Cycle, reinstall pins and re-hang on
track to dry.
PVC Vertical Blinds – Clean as needed. Use mild soap only to
clean each blind. DO NOT REMOVE BLINDS FROM TRACK.
Fabric Vertical Blinds – Clean as needed. Vacuum each blind
gently. For stain removal, use mild soap and sponge. DO NOT
REMOVE BLINDS FROM TRACK.
Venetian Blinds – Clean as needed. Dust or use a damp cloth.
DO NOT REMOVE BLINDS FROM TRACK.
Occasionally, a tough stain will appear on a ceramic tile floor,
especially floors with unglazed tiles, but these stains can also
be easily removed. Prepare a paste of scouring powder and
water, and firmly rub it onto the stain. Allow the paste to sit
for at least 5 minutes, and then scrub it away with a soft brush
or synthetic scouring pad. Repeat the process until the stain is
completely gone, and then thoroughly wash and rinse the floor.
Even in the tidiest homes, mildew frequently finds its way,
especially in bathrooms, spa areas and pool decks. Should
mildew appear on your ceramic tile, use a simple solution of
equal parts water and ammonia to remove it. Again, use a soft
brush to clean away the mildew so you do not damage the tile
or grout, and rinse the area thoroughly with clean water after
the mildew is removed. Be sure the area is well ventilated when
using the ammonia solution.
41
If the grout itself becomes stained or discoloured, it can
be brightened by a good cleaning with diluted bleach
(3 parts bleach to 1 part water). Use the edge of a sponge
or a toothbrush for this job, and be careful to keep the
bleach solution away from other surfaces.
Even rust stains can be easily removed from ceramic tile.
Commercial cleaners for rust stains that you can find in your
local home supply store may do the job, or you can use regular
kerosene to lift the offending rust. Be sure to wear rubber
gloves when working with kerosene, and make sure the space
is well ventilated.
Also, step-off mats at exterior doorways and junctures where
flooring surfaces change in your home can help prevent
unintended scratches. If a dent, scratch or stain does appear
on your laminate flooring, there are easy commercial touch-up
kits sold at your local hardware store, with instructions that
can lead you step -by-step through the simple repair process.
Hardwood Floors
The first thing to remember is to keep grit off the floor. Those
fine particles of dirt and dust can act like sandpaper on your
hardwoods, and subtly scratch and dull your hardwood finish.
Vacuum hardwoods at least once a week, and dust mop or
sweep the floors in between vacuuming.
Laminate Floors
The care regimen for laminate floors couldn’t be simpler.
As with any floor, vacuum the laminate flooring regularly
using a soft brush attachment. When needed, a wipe down
with a damp cloth or soft mop will return the flooring’s
original shine. The new, disposable dust mop products seem
to work especially well in removing dust and pet hair from
laminate floors.
Should you face an especially soiled area, such as a spill that
has dried, or a heavy traffic area that has been neglected, a wet
sponge and a little elbow grease is all you need to remove the
soil. Avoid using soap-based detergent when cleaning a spill,
and never use harsh chemical cleaners on your laminate floor;
these cleaners may cloud or discolour the floor’s finish. Also,
never use steel wool, scouring pads or sandpaper on your
laminate floors. If a soiled area remains particularly stubborn,
simply repeat the sponging process until the spot is gone.
One of the great advantages of laminate floors is that they
require no special products or equipment to maintain their
beauty. Do not use polish or wax on these floors; these
products designed for other flooring surfaces will only
diminish the beauty of your laminate, and leave you with an
extra job of removing the polishing product from your floor!
Laminate floors are especially durable. But as with any hard
surface flooring, laminates can be scratched or gouged, so
you should always use felt pads or wide-base casters under
all furniture. Be careful to lift rather than slide when moving
furniture or heavy objects in a room with laminate flooring.
When spills on your hardwood floors happen, immediately
clean them, and tracked-on dirt, with a clean, soft cloth. After
wiping the spill away, dry the area with a dry cloth. Moisture
is the enemy of both the hardwoods and their finishes; never
allow a wet area to stand.
Be careful about the movement of chairs and tables on
hardwoods; this can cause excessive wear to the floor’s finish.
Use felt or fabric covered casters or glides on all furniture legs
that come in contact with the floor, and replace them regularly.
When moving a piece of furniture, lift it, don’t slide it. If it is
too heavy to be lifted, place a towel or heavy sock under each
leg to avoid damaging the floor.
Be mindful of what kinds of footwear are best for hardwood
floors. High heels or shoes with deep treads that can hold grit
or small stones can create permanent gouges or marks.
Select the appropriate cleaner; the right cleaner will match the
specific needs of your hardwood flooring’s finish. Never use
any product on your hardwood floors until you have carefully
read the label. If it does not specifically say “suitable for
hardwood floors,” don’t use it! Also, never use self-polishing
waxes, vinyl or tile floor care products. Although they may
leave your floors looking glossy at application, the polishes
will discolour over time, and will create problems when future
refinishing of your hardwood floors is required. Be careful
not to over-clean your hardwoods – too much cleaning with
commercial products will ultimately dull the finish.
42
Carpet Care & Stain Removal
From the time your carpet is installed, we recommend the
frequent use of an upright vacuum cleaner equipped with
beater bars, or a tank or canister type vacuum cleaner with a
separate power head, which contains a beater bar. High traffic
areas should be brushed with a pile groomer on a regular basis.
Carpeting is relatively easy to care for with the following
recommended procedures:
When as much as possible of the stain has been lifted or
blotted away, you can remove the rest of the stain with simple
household solutions. A mild solution of a liquid detergent
(no more than one half tablespoon to one gallon of water) is
recommended by most carpet manufacturers. Always test any
cleaning solution on a discreet section of the carpet before
treating the stain to make sure it will not discolour the fibers.
Clear detergents are preferred over creamy or oily appearing
ones, as they leave less residue.
• Seasonal brightening of the surface by cleaning is required
to remove oily films on carpet fibers.
Using a clean white cloth again, dab the stain with the
detergent solution, penetrating the stained carpet, and again
blot the wet area with a clean dry cloth. Repeat this process
until all the stain is removed. A solution of one tablespoon
of ammonia in one cup of water can also be used, but should
never be used on wool or wool blend carpets. Do not use
any other household cleaners on the stain, especially ones
containing bleach, since many contain chemicals that may
permanently damage your carpet.
• For those who want the best appearance and longest
performance from carpets or rugs, professional cleaning
is recommended every year or two, depending on the
appearance.
After the stain is removed, clean the spot area again with clear
water. This will remove any of the detergent residue that may
remain on the carpet.
• Instant removal of spills to prevent spots and stains.
• Daily maintenance of heavy traffic areas to pick up surface
dirt and lint.
• A thorough weekly vacuuming with a vacuum cleaner,
properly adjusted for the type of carpet involved, is
recommended to remove “embedded” dirt.
If a stain occurs, quick action is essential. No carpeting is
completely stain proof, although any are stain resistant. The
stain resistant carpets allow more time for you to act, but the
sooner you address the stain problem, the better your results
will be.
First, remove as much of the staining material (food, wine,
oil, etc.) as possible by very gently scraping the spill with a
teaspoon or a dull knife. Don’t rub hard; you may damage the
fibers, or force more of the stain into the carpet. If the spill is
wet, absorb as much of it as possible by blotting the wet spot
with clean white paper or cloth towels.
When all that is left of the stain is a wet spot, place several
layers of white paper or cloth towels over the spot, and weight
the towels with something heavy that will not transfer color,
such as a plastic water jug. This will help absorb all the moisture
left in the fibers. If the stain does not respond to the mild
detergent, you can use any number of commercial spot
removers for specific offenders, such a chewing gum remover,
non-oily nail polish remover, or spot removers designed
specifically for grease, oil or tar. These are available in most
hardware stores.
Avoid using towels with synthetic fibers, as they are not as
absorbent, and again may push the staining substance deeper
in the carpet.
43
HOME SYSTEMS
CABLE/TELEPHONE/INTERNET
Solstice Condominiums has been wired with the latest
cabling systems to allow almost unlimited connection
speeds in the future.
Solstice Condominiums is equipped with a WI FI system that
allows access to the internet at specific hubs in the building for
resident use.
The Building has been pre-wired with a Fibre Optic backbone,
allowing for future enhancement of data/phone/internet
services. However, since Fibre Optic connections, including
modems, are not yet generally available, this cable will not
initially be operational and is being installed as a reserve for
future use when connectors become more readily available.
We have also wired the building backbone and suites with
category 5 data cable, allowing speeds up to 100 Megabits per
second—since most “High Speed” internet services run on no
more than 3 Megabits per second Modems, there is a
tremendous amount of surplus capacity in the Category 5
cabling, even before the Fibre Optic Cable is used.
Although the suites are pre-wired for cable television and
telephone connections, Bell and Rogers require the
homeowner to contact them directly to arrange for
commencement of service and provide account details.
Bell generally does not need access to your home to set up
service for your telephone. You can arrange for your telephone
to be connected by calling 416-310-2355.
Cable hook up can be arranged by calling Rogers Cable at
1-888-764-3771.
Both Bell Canada and Rogers Cable require 5 working days
to process your request.
44
ELECTRICAL
There is an independent breaker panel inside each suite.
The panel provides power to your suite and is made up of
several breakers.
Each breaker provides power to a specific part of the suite or a
particular item in the suite (i.e. one breaker will provide power
for all the outlets and switches in a room, or one breaker will
be clearly identified.)
If you overload one of the outlets, the breaker will “trip”.
However, unlike a fuse, you do not have to replace a breaker.
If it “trips”, just follow this simple procedure to restore power:
• Unplug everything that was plugged into the outlets serviced
by that breaker.
• Locate the breaker that has tripped on the breaker panel.
You’ll see that the breakers are series of switches with “ON
and “OFF” positions. The tripped breaker will be set in the
middle position between ON and OFF.
• First turn the breaker to the OFF position and then turn it
back ON. This will reset it and power should be restored to
the outlets.)
Testing – To test the function of the RESET button, push the
TEST button and immediately the RESET button should pop
up. If the RESET button does not pop up, do not use the outlet
and call an electrician to investigate further.
To restore power after a test – push RESET button firmly into
the device until an audible click is heard.
Note: if the G.F.C.I. trips when an appliance is used,
the appliance may be defective and should be repaired
and replaced.
Switched Outlet
It is common today not to have fixed ceiling outlets in living
rooms and bedrooms, so unless you purchased ceiling outlets
during the upgrades selection, your living room and bedrooms
will not have ceiling outlets.
Instead, we have installed a switch to control one of the outlets
in a duplex outlet in each room. Simply plug your table lamp
into the switched portion of the outlet, turn the lamp to the
“ON” position and leave it on. Go the switch and you can turn
the lamp on/off from this switch.
Ground Fault Circuit Interrupter (G.F.C.I.)
The other outlet of this duplex outlet will operate as a
normal outlet.
The electrical safety code require G.F.C.I. outlets to be installed
in all residential bathrooms in new homes. In suites with more
than one bathroom, one bathroom will have the G.F.C.I and
will be wired to protect all bathrooms.
PLEASE NOTE: Have a qualified electrician perform any
electrical work.
The G.F.C.I. is designed to protect against accidental electrical
shock. In the event of an electrical short, the G. F.C.I. will stop
flow of electrical current through the circuit within fractions
of a second to prevent further injury.
You should test the G.F.C.I. regularly to ensure that it is
working properly:
Preparation – Make sure power is available as the circuit breaker
must be ON in order to conduct the test. The RESET button
should always be pushed in.
WATER
Plumbing and Fixtures
Showers
Do not shower without ensuring the shower curtain or door
is tightly closed at all shower edges, to avoid water damage
to suites below. Ensure that any water that escapes to the floor
is wiped promptly. Ensure the bathroom fan is turned on
whenever showering. Bathrooms and the kitchen may share
the same exhaust fan, in which case all fan switches must be
turned off to turn off the fan.
45
By turning on your exhaust fan, the humid and moist air will
be filtered to the exterior and will eliminate the build up of
mildew. We suggest the bathroom door be kept closed while
showering as the moist air may interfere with the operation
of the smoke detector.
Should you ever see any cracking, water dripping or sagging
of ceilings or walls in the bathroom area, report the problem
immediately to Management staff. We suggest that as a
preventative measure the caulking be periodically removed and
replaced and the tiles be inspected for lack of grout. This will
help prevent possible leakage into the suite below.
Whirlpools
If you have selected a whirlpool bath as an upgrade, it is
important to thoroughly read all instructions before activating
it. Failure to follow the appropriate safety and maintenance
procedures can result in the malfunction of the tub causing
serious bodily injury and/or property damage.
• Add to the water two teaspoons of low-foaming dishwasher
detergent such as Calgonite or Cascade, and four ounces of
household bleach, such as Clorox.
• Run the unit for 10-15 minutes, and drain the tub.
• Next, fill the tub with cold water to 2-3” above the highest
jets, run the unit another 5-10 minutes, and drain the tub.
• Wipe dry with soft cloth.
• Do not use oil-based additives in your whirlpool. It is not
recommended to use bath oils, bath salts or bubble bath as
they may accumulate inside the system and cause blockages
which may lead to failure in the working motor and parts.
Should any part of the circulating system require servicing,
access can be gained via apron or skirt.
Water Shut-off Valves
There are various water shutoff valves locations in your suite.
Kitchen
The water flow, when combined with warm or hot water,
produces a massaging effect that increases with a rise in water
temperature and the amount of time in the whirlpool. Using
the whirlpool for too long a period at too high a temperature
will cause a tiring effect.
Under the kitchen sink there are three shut-off valves. Each
one turns a different water source: the hot water to the kitchen
sink, the cold water to the kitchen sink and the water to the
dishwasher. To turn off the supply to any of these valves, turn
the valve clockwise.
Bath and Whirlpool Safety
Laundry Room
Never operate electrical appliances inside or within five feet of
the bath. Always shut off electrical power to whirlpool pump
before servicing.
The laundry room is equipped with a lever to turn off the water
to the clothes washer. It is recommended that the water be
turned off when the washer is not in use.
Cleaning Whirlpools
Bathrooms
Whirlpool bath systems should be cleaned at least twice
a month.
You will find two shut-off valves in one of your vanities that
will shut off water to all your bathroom basins. Simply shut
off the water supply until the malfunction is rectified.
• Adjust the jets so there is no air induction.
• Fill the tub with hot water to a level above the highest jets.
(Caution: don’t start the whirlpool without making sure there
is water above the highest jets. Running a whirlpool without
water will damage the pump seals causing the pump to fail
or leak.)
In case of a plumbing emergency, every member of the
household should know the location of these valves.
Davies Smith Developments will assume responsibility for
clogged fixtures and drains where defective construction or
workmanship can be demonstrated to have caused the problem
within two years following the confirmed possession date
(as per the Tarion Warranty Act).
46
Water Leaks
In order to avoid possible water damage to the floor below,
spills should be mopped up immediately and leaks repaired
promptly. Should your taps be leaking we urge you to repair
them immediately as wasted water will increase our utility
consumption and cost extra money. Should you experience
a toilet overflow or leak of any kind, or if you see water
entering your suite, we ask that you contact the Property
Management staff or the Concierge to advise them in case
the water is leaking into another suite. This way damage can
be kept to a minimum.
Always use the fan when showering to avoid moisture build-up
and the potential of mold.
Note: Long hair will clog bathtub and sink drains. Do not clog
toilets with Qtips or sanitary napkins.
HEATING AND COOLING SYSTEM
Vertical Fan Coil Units
Bathroom Fixture Care
The building is designed with Climetec Vertical Fan Coil Units.
They allow total control over the heating or cooling of the
individual suite. Very little by way of maintenance is required
to keep your Fan Coil Unit functioning properly.
Your new bathroom and kitchen fixtures are constructed of
stainless steel. This material has been selected to ensure years
of trouble-free performance. The surface of the fixture, while
extremely durable, does require proper care:
Please take a few minutes to read over the following
information, which explains the functioning of the system
and the required maintenance.
Do not clean the fixture with abrasive type household cleaners,
abrasive scouring pads, acidic-based cleansers or any cleaning
agent not recommended for the specific purpose of cleaning
the fixture in question.
Suppliers recommend that you clean the fixtures with
1/2 cup (125ml) of Spic and Span, mixed with 2 gallons
(8 litres) of water.
Drain cleaners and shampoos with high alkaline or acidic
content may damage the surface of the fixture. Rinse the fixture
immediately after use.
Avoid sharp blows or dropping heavy objects on the fixtures as
they can damage it.
If your bathtub is not supplied with a factory applied slipresistant surface, a rubber mat may be used. Rubber bath mats
must be removed after every use to avoid damage to the surface
of the bath. Do not apply adhesive backed slip-resistant decals
as they may damage the surface of the bath.
Regularly check for loose or cracked grout or caulking in
shower areas. Repair immediately to avoid damage.
Fan Coil Functioning
Hot water or chilled water is supplied to each fan coil unit
from a central source, (Boiler in winter and water chiller in
summer). The water circulates through the coil and air is
drawn through the return air opening at the bottom of the
unit. The air is then blown over the coil and discharged
through grilles or ducts at the top of the unit.
The unit can only provide cooling when the Chiller is in
operation and heating when the boiler is fired. An aquastat
in the unit senses the water temperature and will only allow
the thermostat to function in a mode compatible with the
water temperature.
Whether the main system is full of hot or chilled water
is a decision made by Property Management and the
Condominium Corporation – it takes about 3 days to switch
between heating and cooling and vice versa. To assist in
maintaining temperatures during the “shoulder” season
between heating and cooling, the FCU’s are equipped with
heating coils to provide heat when the system boilers are not
operating. All units have energy-efficient three-speed motors.
The high and medium speeds are generally used for short
periods to provide a rapid change in room temperature.
For most of the time the unit will operate at low speed, the
constant air motion will help to create an even temperature
throughout the space served.
47
The thermostat controls the room temperature by opening
and closing the motorized valve and (in the auto mode) the
fan operation.
Inside percentage of relative humidity for inside temperature of
21 degrees Celsius with double glazing windows are as follows:
Outside air temperatures of % of relative humidity:
When the switch in the AUTO position, the fan will start and
stop when the thermostat calls for heating or cooling, at the
same time the motorized valve closes when the thermostat
reaches its set point.
-28°C or below not over 15%
-28°C to -23°C not over 20%
-22°C to -17°C not over 25%
Fan Coil Maintenance
-16°C to -12°C not over 30%
The polyester medium filter (mounted behind the inlet grille)
should be checked monthly and replaced if dirty. The clogged
filter will restrict airflow and reduce the efficiency of the unit.
-11°C to -6°C
not over 35%
-5°C to 4°C
not over 40%
The fan motor bearings are permanently lubricated and require
no maintenance.
The drain pan should be kept clean and free of debris. The
drain hose should be clear without any severe bends or kinks
to allow condensate to flow freely.
Caution: there are no user-serviceable parts inside the Fan Coil
Unit other than the filter, so please do not attempt to make any
modifications, as there is danger of electric shock.
If moisture can be reduced to the humidity levels shown above,
it may help cure troublesome surface condensation problems.
Some controllable sources of water vapour which add humidity
within your suite are: a kettle left boiling, long hot showers,
dishwashing, over-watering of plants and/or too many plants
in a given space, use of a humidifier, cooking, fish tanks etc. –
just to name a few.
Excessive winter humidity can usually be reduced by effective
ventilation. Use the fans provided in your suite to exhaust
excessively humid air directly to the outdoors.
Condensation and Humidity
The most common change in your new home with new
improvement construction techniques is the increase in
indoor humidity levels in the winter. Considerable amounts
of moisture are produced as a result of normal household
activities such as cooking and bathing. With less cold, dry
air flowing through the suite from the outside, this moisture
tends to build up indoors and raise humidity levels.
Humidity can be beneficial, but only up to a level of about
30-40%. Above this level, condensation begins to appear on
the innermost surface of double paned windows on cold days.
In very cold weather, the humidity levels will need to be even
lower (20 to 30%) to avoid condensation. The following chart
gives the recommended indoor humidity levels for various
outside temperatures. If condensation is left unchecked, in
extreme cases, peeling paint, mildewed walls, carpet or floor
damage and odours may result.
Occasionally open a window for a short time, bringing in
cooler, less humid, air into your suite, thus reducing the
overall humidity.
It is hoped that these few basic principles will serve to simplify
the understanding of the complex building ventilation and
heating systems, and equip you with solutions that you can
implement yourself.
Some causes and possible cures
Construction, as practiced today by reputable builder/developer,
results in better-built homes and hi-rise buildings than ever
realized before. The use of the latest in available materials and
better-controlled construction methods has given us structures
of beauty and practicality. Modern buildings of today have
more indoor facilities, e.g. saunas, pools, recreation facilities,
etc., which add to humidity conditions and are less likely to
have outside air infiltration as older buildings had.
48
Now, let’s get right down to condensation problems.
Condensation on windows and frames is an indication of
excessive water vapour (which cannot be seen) in the air. The
amount of water depends on temperature and humidity. If
left unchecked, water damage to window ledges, walls and
floors (including carpets and even the furniture on wet
carpets) will result.
Condensation problems arise because air can hold only
a limited amount of water vapour, an amount that varies
with temperature, cold air being able to hold less water
than warm air.
When air at a given temperature contains all the water vapour
it can hold, it is said to have a relative humidity of 100%.
If it contains only half the water vapour it can hold at that
temperature, then the relative humidity is 50%.
If the temperature changes, but no water vapour is added or
removed, then the relative humidity will also change and
humidity will continue to rise with the falling temperature
until the dew point is reached, i.e. the temperature at which
the relative humidity becomes 100% (dew point temperature).
Any further decrease in the temperature will force some of
the vapour to condense as water, because the warm, moist
air inside the suite comes in contact with the cooled surface,
such as an outside window.
Each person has their own level of personal comfort and the
amount of humidity they are willing to accept to maintain that
level. Some humidity is necessary for comfort and health and
the first step in solving condensation problems if they occur
within your suite, is a willingness by you to reduce humidity
in your suite.
Corridor Fresh Air
Solstice Condominiums was engineered to have fresh air
provided from the halls.
You will find a small gap around the entry door to allow
fresh air to enter the suite which helps control the problem
of condensation and keeps your suite free of stale air and
pressurized, meaning that fresh air is continually pumped
into the corridors. When exterior windows are closed, this is
the only source of fresh air for each suite.
Not only does the fresh air in the corridors provide a more
comfortable living atmosphere, it is also a safety feature in the
event of a fire. If there is a fire, the fresh air fans in the corridor
are immediately turned off, so smoke does not enter the suite.
Similarly, the pressurization fans in the stairwells are activated
to provide the stairways and exits with fresh air for an easy and
safe exit.
Keep the gap clean of obstructions. Do not install weather
stripping around the door as it inhibits the flow of fresh air
and can cause condensation. Moreover, it constitutes a
violation of the fire code.
Lint Traps
To avoid blocked ducts, humidity problems and slow drying
clothes, clear this trap after every load. Ensure that the washer
drain hose is correctly inserted into the drainpipe before using
the machine. Inspect washer hoses on a regular basis.
49
FOUR-SEASONS MAINTENANCE CHECK LIST
A year-round maintenance routine will help keep your
condominium and its contents looking brand new.
WINTER
Inventory summer clothes and donate unwanted items to
charity or friends
Empty and clean insides of bathroom and kitchen cabinetry
and discard any outdated cleaning products or items that are
not in use. Also check and tighten any loose screws in hinges
Inventory and discard any old or expired prescriptions.
TIP: ask if your local pharmacy accepts unused prescriptions
for safe disposal
Steam clean carpets
Revamp your vacuum. Like every household appliance, your
vacuum needs regular maintenance, including the cleaning of
rollers or the replacement of parts. TIP: use a seam ripper to
remove debris from rollers
Sharpen knives and apply mineral oil to wooden cutting
boards with fine steel wool to avoid splitting
Winter is a great time to perform regular maintenance
on your kitchen appliances, ensure that your stove, and
microwave are properly maintained
50
FALL
Replace entryway doormat in favour of a heavier winter
version’
Update window treatments. Consider heavier curtains to
ward off unwanted fall and winter drafts
Clean and place any terrace or balcony furniture into storage
for the winter season and ensure balcony is clear of debris
Make extra room in your coat closet to accommodate
bundled-up visitors
Clean and store portable fans with a damp cloth and wrap in
plastic to keep out the dust
Replace batteries in all in-suite smoke detectors and carbon
monoxide detectors and check to make sure fire extinguisher
is ready for use
SUMMER
SPRING
In preparation for Spring, stock up on cleaning supplies,
including basic glass cleaners, sponges, and all purpose
cleaners such as vinegar and baking soda
Give your condo a thorough cleaning following the
guidelines in the above household maintenance section,
including the cleaning of countertops and floors as well
as appliances
Inspect stove range hood to ensure there is no grease
build-up
Clean fan coil unit filters TIP: You can wash the filter by
hand with warm mild soapy water to prolong your filters life
Sweep out balconies and bring patio furniture out of
storage after a good cleaning
Schedule maintenance if necessary for any repairs that
need to be carried out
Dust all surfaces in the home to reduce indoor pollutants
Inventory and store winter clothes
Take advantage of warm weather and open the windows on a
cool night to bring in fresh air
Plan and prepare a summer terrace garden TIP: check
out the great ideas in the “Condo Living” section of your
homeowner manual
Plant a container garden or purchase and set up new
furniture for your terrace
Clean windows with a cloth and glass cleaner
Ensure lint traps and bathroom fans are properly maintained
Clean out and wash refrigerator and discard any old
containers or jars
If you should go away on vacation for an extended period of
time, turn off the shut off valves on your washing machine to
avoid flooding
Replace heavier window treatments with lighter and
brighter ones
51
LIVING GREEN
CLEANING GREEN
Green Cleaning uses cleaning solutions and methods to keep
our environment healthy. There are many degrees to which
homes can achieve this goal.
For some homes, green cleaning means that they only use
substances like baking soda, vinegar, and lemons to clean the
home surfaces. Other homes may seek out commercial cleaners
that are healthy for the environment. They may want to avoid
phosphates, chlorine, artificial fragrances, and artificial colours.
Many cleaners on the market now are marketed as being
biodegradable. Other cleaning products may use recycled
packaging or donate a portion of their profits to
environmental causes.
Whatever choices you make about your cleaning supplies, there
is a huge variety of environmentally friendly choices for those
interested in green cleaning.
Homemade Natural Cleaning Products
Vinegar naturally cleans like an all-purpose cleaner. Mix a
solution of 1 part water to 1 part vinegar in a new store bought
spray bottle and you have a solution that will clean most areas
of your home. Vinegar is a great natural cleaning product as
well as a disinfectant and deodorizer. Always test on an
inconspicuous area. It is safe to use on most surfaces and has
the added bonus of being incredibly cheap. Improperly diluted
vinegar is acidic and can eat away at tile grout. Never use
vinegar on marble surfaces. Don't worry about your home
smelling like vinegar. The smell disappears when it dries.
Here are some uses for vinegar in the rooms of your house.
Use it in the…
Bathroom – Clean the bathtub, toilet, sink, and countertops.
Use pure vinegar in the toilet bowl to get rid of rings. Flush the
toilet to allow the water level to go down. Pour the undiluted
vinegar around the inside of the rim. Scrub down the bowl.
Mop the floor in the bathroom with a vinegar/water solution.
The substance will also eat away the soap scum and hard water
stains on your fixtures and tile. Make sure it is safe to use with
your tile.
52
Kitchen – Clean the stovetop, appliances, countertops,
and floor.
Laundry Room – Use vinegar as a natural fabric softener.
This can be especially helpful for those who have sensitive
skin. Add 1/2 cup of vinegar to the rinse cycle in place of
store bought fabric softener. Vinegar has the added benefit
of breaking down laundry detergent more effectively (a plus
when you have a family member whose skin detects every
trace of detergent.)
ENERGY SAVERS
At Davies Smith Developments, we encourage you to think
“green”. There are lots of “little” things you can do that can
make a big difference, not only saving you money on your
utilities but also helping us to preserve our natural
environment:
• Use ceiling fans to keep air moving, making you feel cooler
and reducing the need for air conditioning
• Use a toaster oven or microwave whenever possible. Both use
less energy than a conventional oven
• Replace washers or cartridges on dripping taps. One drop a
second wastes up to 96 liters a month
• Change your filter as required to maintain the efficiency of
your fan coil unit
• Redirect air that is being blocked by furniture for maximum
efficiency
• Use dimmer switches to reduce energy consumption and
provide attractive lighting
• Lower your thermostat to 20°C (68°F). Every degree above
this setting increases your heating costs 5%
• Set back your thermostat at night when sleeping and during
the day when you are away
• Use motion sensor lighting that provides light only when
you need it
• Install aerators on taps to save water and energy. Use low
flow showerheads
• Set your fan at lower speeds to save energy
• Set your clothes washer for a lower water level fill and do
cold washes
• Use fluorescent tubes or compact florescent light bulbs. They
last 16 times longer than incandescent light bulbs and use
only 30% of the energy
• Set your clothes dryer to dry your clothes to a slightly
damp condition for ironing or hanging. This will reduce
electrical use
• Use timers for indoor and outdoor lights to limit electricity
use to times when needed
53
Guide to Condo Living
54 Tips for Condo Living
TIPS FOR CONDO LIVING
ORGANIZING SOLUTIONS
Despite their reputation, urban homes really do have the
potential to make your valued pieces of furniture and art shine.
When you move into your new home, consider every cubic
inch of a room as a potential storage area, including the space
close to walls, around windows and under or within furniture.
Here are some great ways to maximize the opportunities for
organization in your new condo.
1) Surround a window or door with shelving. Use purchased
bookcase units placed side-by-side to create a built-in look.
Consider joining the two sides with a shelf across the top
or with a piece of crown molding to complete the built-in
look. TIP: You’ll gain far more storage with shelves that go
from floor to ceiling than a piece of furniture placed in the
same spot.
2) When considering built-in shelving systems, ensure that the
depth of the shelves do not exceed 8” or they may appear to
intrude too far into the room.
3) Leave spaces in shelving units to display artwork or prized
pieces of sculpture. This is a great way to showcase art when
wall space is at a premium TIP: Install a light above pieces
of art to create a real gallery-like focus.
4) Paint the walls behind open-backed shelving an accent
colour before installing to create depth in an otherwise
boxy room.
5) Plan extra deep shelves at the base of a shelving unit to
accommodate oversized serving pieces and consider adding
door to hide mismatching pieces.
6) Install organizers or adjustable shelves into any closet,
including in bedrooms, hallways and laundry rooms.
7) Hang draperies from a rod on the ceiling and use them
as closet doors, then outfit that space for maximum
organization with closet organizers. This is a good way
to add closet space.
8) Transform larger furniture into multifunctional pieces.
For example, an old hutch can not only be used for storage
but is also a clever place to have a hide-away desk
9) Remove the doors of a cabinet and use sturdy pull-out
wicker baskets or leather boxes to hold napkins, table
linens, towels or even CD’s and DVD’s.
55
10) Choose furniture that also doubles as storage, such as
benches or coffee tables.
11) Place your bed on a platform to allow baskets or roll-away
boxes to be stored underneath. This is a great place to store
off-season clothing or bedroom linens.
MAKE YOUR CONDO A CASTLE!
Small spaces don’t have to make you feel claustrophobic. With
the help of some simple tricks you can transform any small
space into a comfortable sanctuary.
Below are some clever ways to introduce colour, furniture and
texture into your space to make it feel a lot larger.
Tip 4: When choosing furniture, pay attention to the visual
weight of a piece and not just its size. Heavier looking
upholstered or overstuffed pieces can feel like they take up
more space. Choose more streamlined and simply upholstered
pieces so that the edges of your zones will be more clearly
defined.
Tip 5: Choose furniture that you will use often but aim for a
balance between comfort and aesthetics.
Tip 6: Observe the old adage, “Less is more”… in a small space
real estate is hard to come by so make every inch of that space
shine with quality and not quantity.
Step #2 – Colour and Décor
Step #1 – Arrangement and scale
Areas that are small, gain more apparent space when you
use furnishings in an appropriate scale. Make sure to plan
and divide your rooms into zones for specific activity (such
as dining, watching T.V etc…). Arrange furniture in order to
create an easy flow of traffic between zones.
Colour choice is probably the most important step in condo
decorating. It is essential to take into consideration the size
and function of the space before choosing colours. With that
said, don’t be afraid to bend the rules. Here are some ways to
help you bring your personality out in your home through
colour and design.
Tip 1: Make sure to take advantage of the floor plan that the
builder gives you to plan out where your furniture will fit.
Photocopy and draw on as many plans as it takes to figure
it all out. If it is your first home, it will also help you a great
deal in planning what items to buy and at what size.
Tip 1: In especially tight spaces, consider sticking to neutral
tones on the walls and use accessories such as pillows, lamps
and artwork to bring out an accent colour. Using a neutral
palette is a great way to push back walls. The eye can freely
wander a room without being distracted by its size.
Tip 2: When planning your zones, keep the following in mind;
position furniture away from walls to help create distinctive
zones.
Tip 2: If you love colour and can’t live without it in your
space, but are afraid to paint an entire room in a bold tone,
try painting one accent wall with a bolder colour. This will
create a great focal point in the room without closing it in.
Tip 3: Anchor a furniture grouping and delineate it from others
by creating an “island” with an area rug.
Tip 3: Make sure fabric tones and patterns do not compete
with each other. Try choosing a piece of furniture that you love
with a bold pattern and then matching additional furniture
and accessories in the room to it by using 1 or 2 accent colours
from the original pattern.
Tip 4: Consider painting built-ins or shelves a bold accent
colour to stand out against a neutral colour on the wall to
create depth.
56
Tip 5: Increase perceived space by using the same or
monochromatic colour schemes in adjoining rooms. This will
create the illusion of wider, longer rooms.
Tip 6: Flat, non-reflective paint recedes more than paints with
sheen and they also hide blemishes in the walls better.
Tip 7: Ensure that furniture or artwork features at least one
colour from the wall colour, even if the link is minimal. This
will ensure the total design and flow of the room is succinct.
Tip 8: If you tend to gravitate towards using lighter, brighter
colours….don’t be afraid to bring in blocks of colour with
oversized pieces of furniture (like a bold, red armoire). Bold
paintings and artwork or splashes of bright colours using fresh
flowers are also great ways to bring some boldness to a room.
Step #3 – Making your space seem larger
There are numerous ways to make a condo seem much bigger.
In a small space it is very important to help take the focus off
the scale of the room. Here are some great tips on how to make
your condo seem larger.
Tip 1: Help make the ceilings seem higher by using low
furniture, floor to ceiling shelves and stacked paintings.
Tip 2: Accentuate the vertical with white crown moldings or
floor to ceiling curtains.
Tip 3: Ensure artwork fits the scale of the room, try grouping
smaller pictures or paintings together to create a gallery effect.
Tip 4: Switch wooden doors with glass ones, if privacy is an
issue…choose translucent glass which will let in natural light
even if it doesn’t offer a clear view.
Tip 5: Hang a mirror in a window-less hallway or bathroom to
open up the space and make it brighter.
Tip 6: Draw attention to open areas of the floor by adding
interest with an area rug, textured flooring or a rich colour that
attracts the eyes.
Tip 7: Accent a doorway by hanging paintings or a mirror above
it, BUT…avoid wallpaper borders that are more likely to make
the wall seem shorter.
57
Warranty Information
58 Tarion Warranty Corporation
TARION WARRANTY CORPORATION
FORMERLY ONTARIO NEW HOME WARRANTY PROGRAM (ONHWP)
The Tarion Warranty Corporation is an independent not-for
profit corporation – a regulatory body that oversees and
licenses all new home builders in Ontario, ensuring that all
new home buyers receive the benefits and protection of their
Builder’s Warranty in accordance with the Ontario New Home
Warranties Plan Act.
ONE YEAR WARRANTY PROTECTION (TARION)
The Builder warrants for one year from the date of possession,
that the home is free from defects in workmanship and
materials, is fit to live in and meets the Ontario Building Code
requirements. Homeowners are responsible for notifying both
the builder and Tarion in writing of any defects before the end
of the first year. If Tarion does not receive notice in writing
within the warranty period, the claim cannot be allowed.
Builders will pass on to you any warranties given by
manufacturers, suppliers and subcontractors that extend
beyond the first year. In these cases, you should make any
claims directly to the manufacturer or distributor.
Areas covered by your Tarion warranty include:
Electrical: Defects in materials or installation to wiring, light
switches, duplex outlets, electrical panel and breakers or circuits
or any alterations to the electrical system by the Homeowner
voids this warranty item.
Plumbing: Defects due to materials or improper installation for
any copper piping, drains, soldered joints and shut-off valves.
Finishes on plumbing fixtures or faucets are covered by the
manufacturer’s warranty where applicable. Plumbing blockages
caused by homeowners are not applicable under this warranty.
The satisfactory operation of the faucets is covered under the
manufacturer’s warranty where an extended warranty applies.
Doors: Warped or ill-fitting interior doors (except closet sliders
and cabinet doors). Normal shrinkage and expansion due to
humidity levels will occur and will usually correct itself in the
first year.
59
Ventilation Fans: Performance of kitchen/stove hood fan and
bathroom fans, provided the fans/filters have been kept free
of grease and dirt build-up.
Appliances: Manufacturer’s warranty – deal with the
manufacturer directly.
TWO YEAR WARRANTY PROTECTION
For homes enrolled on or after January 1, 1991 the Builder
warrants for two years against:
• Water seepage through the basement or foundation walls
(in condominiums, this protection includes all below
ground areas such as parking garages)
Limitations
This warranty, and the obligations hereunder are strictly limited
to those repairs and time periods expressly set forth, and no
other responsibility or obligation is to be inferred or implied.
In any event, we shall not be responsible for any indirect,
secondary or consequential damage, which may be attributable
to defects to which repair obligations apply, including, without
limitation to, damage to the property of the owner or other
chattels or other improvements made by anyone other than an
authorized representative of Solstice. This warranty shall not be
in any way altered or tampered with by any person other than
an authorized Representative.
WHAT’S NOT COVERED
• Defects in materials and workmanship including, caulking
windows and doors so that the building envelope prevents
water penetration
Knowing what’s not covered by your warranty is just as
important as knowing what is covered:
• Defects in materials and workmanship in the distribution
systems (plumbing, electrical and heating)
• Defects in materials, design and work supplies or installed by
the Homeowner/Purchaser, e.g cabinets, flooring or painting
• Defects in materials and workmanship which result in
the detachment, displacement or deterioration of exterior
cladding leading to detachment or serious deterioration
• Secondary damage caused by defects under warranty. While
the defects themselves are covered, the personal or property
damage they cause is not. Often, Homeowner’s insurance
covers secondary damage
• Violations of the Ontario Building Code’s health and
safety provisions
• Normal wear and tear
• Normal shrinkage of materials that dry out after construction
SEVEN YEAR WARRANTY PROTECTION
Major Structural Defects
Any defect in materials or work that results in the failure of
a load bearing part of the structure or that significantly and
adversely affects your use of the building as a home are covered
for a period of seven years.
Transferability
New homeowners in Ontario benefit from comprehensive
warranty coverage, which takes effect from the date of
possession and remains in effect if the house or condominium
is sold before the end of the warranty period.
• Damage resulting from improper maintenance or homeowner
negligence. For example, dampness or condensation caused
by Homeowner’s failing to maintain proper ventilation levels
• Alterations or additions made by the Homeowner
• Settling soil around the building or along utility lines
• Damage caused by Homeowners, tenants or guests
• Damage from insects or rodents, unless construction does
not meet the Ontario Building Code
• Damage beyond the Homeowner’s control, e.g. floods,
acts of God, wars, riots or vandalism
• Damage caused by municipal services and other utilities
• Surface defects in work materials noted in writing and
accepted by the Homeowner at the time of possession
• Homes that have been lived in or rented prior to sale
• Homes purchased from a receiver or trustee may not have
warranty coverage
60
Davies Smith Developments is committed to providing you,
the Homeowner, with the best product and service. The role
of Customer Care is to assist and coordinate any outstanding
service issues and concerns you may have pertaining to
workmanship and materials.
Common Element Issues
Unit Owners who experience Common Element problems
should write to the Board of Directors via the Property
Management Company and should copy the Customer Care
Manager. This will ensure a coordinated approach to resolve
these issues.
PROCEDURES FOR WARRANTY SERVICE
At any time during the first 30 days after the date of possession,
the homeowner must use Tarion’s 30-day form in which they
can request the repair of any item that appeared on the PDI
form as well as any new items.
Any time during the last 30 days of the first year of possession,
the Homeowner is entitled to submit a single Year End Form
outlining any additional defects.
61
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