Maintenance Renovation By-Law #35

WOODSWORTH HOUSING CO-OPERATIVE

MAINTENANCE RENOVATION BY-LAW (NO. 35)

Adopted September 20, 1994. Amended March 4, 1997. Consolidated up to April 2010 and adopted by the members on September 30, 2010.

A. GENERAL

 1. No renovations will be allowed which involve drilling through exterior walls without specific approval.

2. Renovations which would reduce the number of rooms will not be permitted.

3. All permanent renovations to units must have prior written approval from the Co-op before being undertaken. This includes, but is not limited to, structural changes (such as removal of cupboards or parts of walls, moving or adding walls), plumbing changes, changes to the electrical wiring. When in doubt, members are encouraged to contact the Maintenance Committee.

4. Renovations approved by the Co-op as permanent Renovations and undertaken by a member remain the permanent property of the Co-op unless other arrangements were made at the time of the approval.

5. All renovations must be completed within a reasonable time of being started, and must be inspected by staff after completion. All renovations must meet the Ontario building code. Staff will decide if it is appropriate to call in an inspector, and any charges related to such inspection will be charged to the member.

6. Renovations which staff feel have not been competently done may need to be completed by the co-op, at the expense of the member.

7. Upon termination of Occupancy, no compensation will be given for any renovation.

8. Generally, approval will not be given for any renovation which involves installation of new equipment which will have to be maintained by the Co-op in the long run. The exception to this is covered in C.3. Bonded Temporary Renovations below.

9. The cost of reversing unauthorized renovations will be charged to the member at move-out unless:

(a) The renovation is something that would normally be approved by the committee (Staff may discuss with the Maintenance Committee if in doubt);

(b) The in-coming member accepts the renovation; and,

(c) In staff’s opinion the renovation has been well done.

Any agreement to forgo such charges must be confirmed by the Board prior to refund of the Maintenance Deposit.

10. The Co-op shall maintain a list of previously approved renovations, with plans where possible, so that members may duplicate alterations others had made. Members will be encouraged to report back to the Co-op their experience with renovations ­– e.g. what worked, what problems they encountered, etc., so that others may profit from their experience.

B. Approval Process

1. A member wishing to apply for permission for a renovation must submit adequately detailed plans to the office along with a request for approval.

2. In the case of a type of renovation which has previously been approved for another member, staff may give the approval. If there is disagreement between staff and the member as to whether a renovation should be done or how, then the issue must be brought to the Maintenance Committee.

3. If a request does not precisely fit the parameters of a previously approved renovation, it must be brought to the Committee for approval.

4. Any renovations must be completed within 6 months, or before the next unit inspection, whichever is longer. Any renovations started but not completed to the satisfaction of the staff will be reported to the Maintenance Committee for action.

C. Types of Renovation

1. Permanent Approved Renovations

These renovations become a permanent part of the unit and the property of the Co-op. They will not be restored to previous condition for subsequent in-coming members.

However, they must be well done and inspected by staff.

2. Temporary Renovations

These renovations would include, but not be limited to, removal of doors, mounting of shelving units or cupboards, painting or papering closet doors.

For this type of renovation, the member would be expected to return the unit to its previous condition, e.g. replace closet door, fill holes in wall, etc. Storage of any items, such as doors, which have been removed, is the responsibility of the member. To the extent that we have room, the Co-op may be able to store some of these, but such facility be cannot be assumed to be available.

3. Bonded Temporary Renovations

There are some changes that members may propose which are either something that subsequent members would not like, or that would involve future cost to the Co-op for upkeep. If the Co-op believes that the renovation would be relatively easy to convert back, the member may be granted permission, provided that s\he deposits a sum of money with the Co-op that would be sufficient to return the unit to its former condition. These renovations would be such things as changing taps, installing dishwashers, etc.

Renovations which have been approved prior to passage of this policy would not be subject to this policy, provided that they are documented in the members' file.

In the case of bonded temporary renovations approved under this policy, the member moving out has two options:

(a) If the incoming member likes the renovation, the outgoing member may obtain this approval in writing to file with the Co-op office. The deposit would be transferred to the account of the in-coming members, and it will be up to the outgoing member to arrange financial recompense with the in-coming member- This is not required of the incoming member and s\he cannot be forced to pay for any such renovation.

(b) The out-going member can restore the unit and, if the restoration is well done, the Co-op will return the deposit less any amount needed to properly complete the restoration.

D. Specific Types of Renovations

1. Electric

(a) Any electrical work to be done must be arranged/approved through the office so that we can be assured of the quality.

(b) Pot lights may not be mounted in existing ceilings. However, they may be installed in basements and rec. rooms where the member has installed a drop ceiling.

2. Air-conditioner Policy

The Medium Rise already has accommodation for installation of air conditioners.

(a) Installation of air-conditioner compatible windows (townhouses):

Since all townhouse bedroom windows are now air-conditioner compatible, the Co-op will not longer pay for additional windows to be installed. If the member wishes to have an air-conditioner compatible window installed in a kitchen or living room window, the cost must be borne by the member, but installation must be arranged through the co-op.

(b) Installation of Air Conditioners

i) Air conditioners must be installed in a safe manner and properly maintained.

ii) Security of the installation will be checked from time to time.

iii) Any damage caused by air-conditioners is the responsibility of the member.

iv) Staff will not install air-conditioners.

(c) Central Air-Conditioning in Townhouse Units

i) Installation of central air conditioning is permitted, provided that it is done by a reputable and qualified installer. Members must discuss their plans with staff and obtain the Co-op's permission before the work is done.

ii) The Co-op assumes no responsibility for any of the equipment. Maintenance and repair is the responsibility of the member.

iii) Removal of the unit at the time of move-out is the responsibility of the out­going member, unless the in-coming member accepts responsibility for it. It must be made clear to the in-coming member that s\he has no obligation to accept this responsibility. Any such agreement must be documented in writing and filed with the Co-op.

iv) The Co-op will not pay for any changes to any furnaces to accommodate air conditioners.

3. Uniformity

(a) Generally the Co-op will maintain uniformity of common areas. This means that no renovations which would change the appearance of the exterior of units (e.g. building sun porches) will be approved.

(b) There will be uniformity of colour for common areas and exterior of units. While this means that, for instance, all front doors on a particular block will be the same colour, each block could conceivably have a different colour.

4. Exterior Areas

(a) Fences

Members are not permitted to paint or stain fences.

Generally, the only renovations allowed to fences are the following:

i) installation of a bolt on the inside of the gate, provided it can be opened by an adult from the outside, and does not obstruct access to meters.

ii) lattice or trellis work may be temporarily installed on the top of fences, in such a manner that it is easily removed upon move-out. Nothing else may be installed on top of fences (e.g. spikes, other structures).

iii) Installation of easily-removed mesh or grating at bottom of fences to prevent animals from entering or leaving.

(b) Balconies

i) Members wishing additional privacy on second floor balconies may install lattice work. Such installation must be approved before installation.

ii) Hanging plants and other similar things do not need approval, but any damage is the responsibility of the member.

iii) Members may not paint either the floor of balconies or the railings. Carpet is permitted, provided it is not attached to the balcony by anything other than double-sided tape. (i.e. no glue, no nails)

iv) Any overhead structure in backyards or patios must allow access to walls and windows by staff and must be approved before installing.

(c) Backyards

i) Decks may be installed, with approval, provided they do not involve any changes to the present deck structures (e.g. removal of railings, moving the steps, etc.) and providing the member does not intend to sink the supports in cement in the ground. Decks may not be attached to the building, but may be attached to fences.

ii) If at move-out time staff deems a deck to be unsafe or ill-built, the out­going member may be required to remove it.

iii) Patio stones or similar surfaces may be laid without approval. [Rationale: The grass in the backyards rarely grows properly since the soil is so poor. It is not difficult or expensive to return to grass if the in-coming member wishes to do so.]

iv) Trees may not be planted, removed or pruned, without permission from the Co-op.

(d) Wilton St. Patios

i) Patio stones may not be replaced or painted by members.

ii) Any structure which will protrude above the fence must be approved by the Co-op.

iii) Nothing may be mounted to the top of the medium rise patio wall.

5. Fixtures

Members who remove fixtures (such as lights or plumbing fixtures) are responsible for storing them. To the extent we have room the Co-op may be able to store some fixtures. If so, a note should be made on the member's file that the Co-op is storing the fixture so that the member will not be held responsible for the fixture.

6. Plumbing

(a) Members are not to make any changes to the plumbing without approval from the Co-op.

(b) Equipment such as water purifiers may only be installed if they do not involve any changes to the plumbing (i.e. they are okay if they screw onto the faucet).

(c) In the interests of water conservation, whenever the Co-op has to do any work in bathrooms which would allow it, we will consider changing the tub faucets to a system such as a “Moen/Trol” system.

(d) Basement sinks may be removed by members, but the member is responsible for storage and re-installing upon move-out.

(e) Faucets

i) Members may, with approval, install different types of faucets provided that copper pipes are used, not plastic.

ii) The member will be responsible for upkeep as long as s\he resides in the unit.

iii) Work must be done by a plumber, and inspected by staff when finished.

iv) Depending on the ease of returning to former faucet, this may be treated as a bonded temporary renovation.

v) Any future sink installation must have the faucets mounted on the sink deck, not the counter.

(f) Dishwashers

Members may install built-in dishwashers in their kitchens, provided that:

i) Plans must be checked out with staff before doing the work.

ii) The member is responsible for restoring the cupboard at move-out.

iii) A member who feels that the cupboard being removed is not salvageable, may have it inspected by staff and if they agree, it will be so noted on the file and the member will not have to restore the cupboard. In such a case, the cupboard doors must be saved for future use.

7. Renovating Basements

Members may apply for permission to renovate basements and recreation rooms in the townhouses. All proposed renovations must be approved.

(a) Care must be taken to ensure adequate space around furnaces. Building Code requirements must be met.

(b) Any ceilings that are installed must be suspended ceilings.

(c) Any renovation to a basement must be completed as proposed.

8. Safety Devices

Members may request safety devices, such as grab bars, be installed in units. These will normally be done at the expense of the Co-op.

9. Floor and Wall-Coverings

(a) Replacing or refinishing floor coverings may only be done with the permission of the Co-operative in accordance with the Floor Covering Policy.

(b) Painting, wallpapering, or affixing any other finish to a wall must be done in accordance with the Wall-Covering Policy.

Previously Approved Renovations

  • installation of dishwashers in townhouses
  • removal of front hall cupboard in Albert Franck Units
  • changes to cupboard under stairs in Albert Franck Units
  • cutting pass-throughs in wall between kitchen and living/dining room
  • renovation of basement space
  • decks

Consolidated up to April 2010 and adopted by the members on September 30, 2010.