Engineering Reports

[Unknown Member]

An Engineer’s report is no different than your reserve fund study or any other professional document provided to a condominium corporation. Who is saying that it will not be shared with you? The Board or the Property Manager?

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[COF]

In our complex the board only shared the engeneers “suplementary” report. Though that report indicates that the full report needs to be read in its entirety to understand, the board is not releasing it.

The suplementary report was prepared on the board’s request and many important recommendations which were not in board’s favor were omitted. Including fire safety concerns.

Do owners, especially the owner who’s unit is directly affected has a right to the full first report?

Thank you.

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[Unknown Member]

That is concerning…if you have not seen the original report, what is the basis of stating that important recommendations were omitted?

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[COF]

I was made aware of the existence of a full report. After learning that, I have followed up with the contractor who prepared the report. In addition to confirming the report he indicated that even though they took some suggestions out on the board’s request, they had a special meeting with some board members and made sure that they understood that just ordering the owner to replace the compromised window will not solve the problem originating with exterior for which the corporation is responsible.

That meeting was not shared with all the board members and the information was not shared.

Are there ever circumstances that make it okay to manipulate a professional report and not disclose the original, approved by the board report which was paid by the owners?

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[Terry Gibson]

Frequently, when major work is required, a wise board will convene an information meeting of owners to ensure they understand what and why is needed.

However, remember that the the board does make the final decision – they are the only authority to make decisisons. However, boards report to owners. It is a democracy. Owners can vote to replace boards.

COF strongly supports transparency in virtually all, except an employee or legal issues.

Owners are shareholders and should be kept well informed by their boards.

Please spread the word!

[Terry Gibson]

I agree. The board should be sharing all final engineering reports. The only exception being preliminary reports.

There are options:

1) write a letter or have a lawyer write a letter on your behalf

2) read your bylaws for how to request a special general meeting of owners

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[Ron Korpan]

Is there any cheaper way to have the board agree to provide the Engineers Report instead of engaging a lawyer to obtain it. Do you know why the Service Alberta Minister did not introduce penalties against board members that would not be transparent and cooperative, to account for approximately $35,000 out of $237,000 for a total roof repair? Would a forensic audit, tax audit or a request for an administrator to resolve the issue be an option?

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[Terry Gibson]

You shouldn’t have to engage a solicitor, but sometimes that is the only option.

Here is a draft document that we are working on that might be of assistance.

I would be happy to chat with you after you have read it. 403-860-9366 Terry Gibson

Please spread the word!

Microsoft-Word-20220513-Condo-Board-Problems.docx-1.pdf 108 KB PDF - Click to view

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