This service is essential as emergency situations do arise after hours and on weekends. Timely reporting of emergencies to the management company can help prevent or mitigate costly repairs and damages or inconveniences to the unit owners. However, the opposite also holds true. This same emergency response service c­an also be misused by unit owners who may not be aware of what indeed constitutes an “emergency” that should be telephoned to the after hours emergency service.

Below, we will try and identify some of the situations that could be deemed emergencies, in which the management company should be contacted.

• No Heat - could be because the common area mechanical system experiences a failure, however it could also be caused by a malfunction of a component in an individual’s unit. If the later is the case, it may be the responsibility of the unit owner to undertake the necessary repairs. Regardless of where the problem lies, the repairs need to be undertaken in a timely manner, particularly in cold temperatures as units may freeze and increase the risk of damage to the unit and to the corporation. The management company should dispatch a qualified person to address the issue, however the manager should inform the unit owner that should the problem, be within the individual’s unit, the cost for the repairs would more than likely be their responsibility and not the corporation’s.

• No Electricity - could be the result of several different factors. If the power goes out in just a part of the unit, the unit owner may wish to check the breakers to make sure that one of the breakers was not tripped. If re-setting the breaker does not restore the power to the unit, or if you are not comfortable with resetting the breaker, you may wish to contact a qualified electrician to resolve the problem. If for example, the power goes out in the entire unit, check the main breaker and/or contact your electrical service provider to see if there are any service interruptions An over load of the electrical outlets, i.e. too many appliances plugged in at once can result in the breaker switch being tripped. If the problem is not the breaker or a city outage, the unit owner should contact a qualified electrical company to assess and rectify the problem.

• No Water – Call the City service provider to ensure that there has not been a water main break. If the City reports no problems, contact the management company as the building’s mechanical system may be experiencing problems or the system maybe undergoing emergency repairs.

• No Hot Water – Call the management company. It may be that there are problems with the building’s mechanical system or that the system is undergoing emergency repairs.

• Sewer Back-up, flooding, toilet, tub or sink overflows – should be called in immediately to mitigate any damages to the unit itself as well as the surrounding units. In this instance, a plumber will most likely be called out to resolve the problem. In many instances a clean-up contractor will also be called remove excess water or other materials as well as undertake to remove the moisture from the affected areas. It is important to note, that often times if the back-ups are caused from personal items that have been lodged in the unit’s plumbing, the cost of the repairs to the unit and any surrounding units can be charged back to the unit owner.

• Elevator Malfunctions – any deviation from the norm should be called in immediately. Individuals trapped in an elevator should also use the elevator telephone to report their plight. The management company should also be contacted in this instance.

• Suspect Resident May Need Medical Help or Attention – Call 911.

• Suspect or See a Fire – Call 911 and the management company immediately.

• Roof, Window and Door Leaks – Contact the management company. It is however important to point out that it is the unit owners’ responsibility to try to mitigate any damages by containing and removing the water.

Oftentimes, if the rains are quite heavy it is not possible to dispatch a roofer or contractor to repair the breach. If you suspect that a ceiling leak may be the result of water coming from the unit above or adjacent to you, try to contact the neighbor to assess if the water source is indeed coming from their unit.

•   Breach in Security or Criminal Activity – Call 911.
•   Over- Head Garage Door Malfunction – Contact the management company.
•   Sprinkler System Malfunctions – Stays On – Contact the management company.
•   Mechanical Systems Noises – Call the management company.

The following are typically not considered an emergency on the part of condominium managers, however unit owners may find the following helpful should they find them selves in similar circumstances.

• Bees, wasps, ants and other pests in or near your unit – This should be reported to the management company during business hours or via email, but does not typically constitute an emergency
• Stolen or Damaged Vehicle – Should contact the City Police Service immediately and advise the management company during business hours or via email
• Parking Space Occupied by Unknown Vehicle – Contact the Calgary Parking Authority. Record the make, model and color of the vehicle and advise the management company during business hours or vial email.
• Lost Keys or Locked Out of Unit – Contact a Locksmith. This unfortunate and frustrating situation is the responsibility of the unit owner.
• Noisy Neighbors/Noise Disturbances – Contact the City Police Service. It is important to remember that unit owners are also required to adhere to the City’s Noise By-law. Advise the management company, in writing so that a letter can be sent to the unit owner regarding the by-law breach.
• Scheduling the Elevator for Move-ins or Move outs –– This should be done with prior notice and scheduled during business hours, as oftentimes requests can’t be accommodated after hours.
• Dripping Water Tap – should be addressed during business hours in order to avoid an “after hours” plumber’s call. Usually the responsibility of the unit owner to repair.
• Booking or Access to a Recreational Facility of Amenities Room - This should be done with prior notice and scheduled during business hours, as oftentimes requests can’t be accommodated after hours.
• Snow Removal of Common Areas – Remember that the snow removal contractors have 24 hours from the last snowfall to undertake the snow removal. We would all love to have our driveways and sidewalks done first thing in the morning, however we should remember that during heavy snowfalls, the snow removal contractors have many properties to take care of and will most likely undertake the work on a planned schedule.
• Icing of Common Areas – Report them during business hours, so that contractors can be dispatched to attend to the problem. Often times many condominiums will have sandboxes available for use by unit owners.
• Barking Dogs – Contact the City Bylaw Enforcement Department and advise the management company, in writing, so that a letter can be sent to the unit owner regarding the by-law breach.
• For Tenants Living in Condominiums – should you have an appliances fail, you will need to contact your landord.

We hope that these examples help direct condominium residents to the appropriate actions when some of the aforementioned situations arise.