Lauretta Kaechele, a property manager with Emerald Management & Realty Ltd. and president of the Calgary chapter of the Canadian Condo Institute, offers advice for the following problems:

Excessive noise from neighbours late at night or early in the morning
The first step is to talk with your neighbour. “Have a positive relationship with your neighbours,” she says. “A lot of times they don’t know that their stereo can be heard through the wall.” The immediate solution is generally turning down the volume or moving the stereo away from the shared wall. If the noise persists, Kaechele says the next step can be to call the non-emergency police line, 266-1234. “It’s really no different from living in a single family home,” she says, explaining that everyone has the right to peace and quiet. Whether or not the police are contacted, a letter to the condo board should be written advising them of the situation, including the dates and times.

A resident is breaking another building bylaw
Many condos have regulations governing pets, smoking and other behaviour. Again, Kaechele recommends talking to the resident first. If the offences continue, a letter to the property management company or condo board is again your best recourse, at which point the resdent is sent a warning letter. She says repeat offences can often result in fines ranging from $10 to as much as $25,000, with the amount escalating for each occurrence.

Water is leaking from the unit above
“The first thing to do is to go and knock on unit above to find out what’s happening, then phone the emergency contact for the property management company or the condo board,” she says. Water leaks should always be dealt with as quickly as possible as the damage can be serious.

Common areas like hallways or elevators are damaged or need cleaning
Kaechele says that while this isn’t an emergency, it shouldn’t be ignored either. “The more people that take pride of ownership, the better living conditions will be,” she says. If you notice any sort of damage, something that needs repairing or an area that needs cleaning, the property manager should be advised.

The developer promises things they don’t deliver
Kaechele says this can be a complicated situation. “It’s very important that anything you’re promised is in your purchase agreement,” she says, adding that a purchase agreement is a legal document that must be carried through. Speak to the developer about the issue first, as it may be easily resolved. If a solution is not met, you should get legal advice. You may have to sue to get the contract fulfilled.

Maria Bartolotti, the managing director for New Concept Management and the vice-president of the Canadian Condo Institute of Calgary, also has many years of experience in the industry, and suggests condo owners doing the following if faced with these situations:

You have no heat or your thermostat doesn’t work
In the case of having no heat, Bartolotti advises the property manager be contacted to book the service call for you. “Condos often have a list of approved contractors that work on the building,” she says, advising that condo owners not try to find a repair person themselves. If the thermostat doesn’t work, it’s generally the owner’s responsibility to maintain it. The property manager can book a service call to have it repaired, but that may be billed back to the owner.

Someone is in your parking spot
Bartolotti says communication is the key. If the car belongs to another resident, a polite note is often enough. “Leave your phone number so the car’s owner can contact you if necessary, and don’t be belligerent, the person probably didn’t know it was your spot.” If the problem continues, a letter to the condo board or property manager should clear things up. If, on the other hand, the car belongs to a non-resident, you may be able to call the Calgary Parking Authority to have the car ticketed and towed. In order to do this you will need a certificate of ownership for that particular stall.

You want to renovate your condo
Bartolotti says the most important thing is to check it over with the property manager or condo board before taking any other steps. “Every condo has unique bylaws, so check with them first,” she says, adding that most condos do not allow any changes to the exterior of the building or to load-bearing walls, plumbing and electrical wiring. You need detailed written plans to present before permission for any renovations more permanent than painting will be allowed.

Your condo site is still under construction and you get a nail in your tire
Bartolotti says this is not something a property management company usually handles. She advises you contact the builder directly and see if they will pay for repairs. Each builder has a different agreement, so what may be the policy at one site may not be in effect at the next.

Both Kaechele and Bartolotti say that property managers can be contacted with any questions about building policies and regulations or any other concern, and are always happy to provide clarification or advice.      CL