Maintenance Committee Operating Guidelines

Maintenance Committee Operating Guidelines

The purpose of the maintenance committee is to oversee maintenance, repairs, and general upkeep of the coop’s buildings, property, common areas and grounds. The committee advises, supports, and makes recommendations to the board of directors on all matters of facilities management and maintenance. 

See full document:

Approved by the Board of Directors, June 2017

The Hoarding Issue: a guide for Woodsworth

THE PROBLEM

Hoarding generates health and fire hazards, and poses a problem for everyone. The challenge is finding means of dealing with it within the framework of cooperative principles.

Most hoarders do not recognize or acknowledge that they have a problem, and so others must step in to help ameliorate and hopefully turn around the situation. Hoarding is considered a mental health issue because it is involuntary and unconscious, and requires self-awareness remediation as well as “extreme cleaning” of one’s unit to remove fire hazards.

Continue reading “The Hoarding Issue: a guide for Woodsworth”

On-Call Service

For after hours emergencies.

416-809-7851

For other emergencies – fire, ambulance, police – call 911.

For City of Toronto services and information, call 311.

 

 

Work Order Form (Maintenance Request Form)

The work order form is fillable – type in your information and problem. You will need to skip a line in the "Describe the Problem" block in order to type in that field. 

Once the form is filled in:

  • Save a copy on your computer, or
  • E-mail it to yourself, or
  • Print it out for handing in and for filing for yourself

If you save it electronically, you can e-mail it to the office as an e-mail attachment.
Please use the Woodsworth staff admin e-mail address – woodsworthadmin@rogers.com

Use a clear subject for your e-mail, like Work Order.  Or Maintenance Request.

If you prefer, you can print out the form and fill it in by hand. Or pick up a print copy in the photocopy room on the 2nd floor. Printed work orders would need to be delivered to the Office or  to their lobby mail box.

WorkOrderForm

Use a separate form for each problem.

Your form is not saved on this website. Staff do not monitor this website.
You must e-mail it to staff or print it out and give it to them. And if you don't save it on your computer or print it out, your work order will be gone once you exit the page.

Help:

If you have a Windows computer, you will need to have Adobe Reader installed. If  you can't save the form with the filled in data, you probably need a newer version of Adobe Reader. Get the free software here from Adobe.

If you have an Apple computer with OS X with Safari browser, Preview allows you to save the filled in form on your computer.  After you open the form, click in the black tools on the bottom of the screen to open the form in Preview. Fill in the form there.
If you are using Firefox for Mac, choose Open with a different viewer (top right corner) and choose Preview.

Wall Covering Policy

WOODSWORTH HOUSING CO-OPERATIVE, INC.

WALLCOVERING POLICY

Tabled at the GMM on September 22, 1992.
Approved at the GMM on February 9, 1993. (
Form updated on March 24, 2003)

See Maintenance By-law Section C, Unit Maintenance, 1. Painting and Wallpapering.

The underlying principle, agreed to at a General Meeting July 3, 1990, is that stripping of wallpaper and repainting of walls is the responsibility of the incoming member.

However, this only applies if the outgoing member has followed these rules:

WALLPAPER POLICY

1. Wallpaper must be dry-strippable.

2. Members must be aware that even dry-strippable paper leaves a paper residue on the walls when stripped.

3. The Co-op will pay the cost of rental of a wall-paper stripper for incoming members who wish to remove wall-paper.

4. Incoming members who are physically unable to do the work may be given assistance by the Co op.

5. The cost of “down time” to allow a member to strip wallpaper prior to moving in will be borne by the member moving in.

PAINT POLICY

6. Only surfaces previously painted may be painted. (Do not paint smoke detectors, electric baseboard heaters, etc.)

7. Paint must be washable.

8. Members are responsible for painting their own units. The Co-op will cover the cost of sufficient paint to repaint the whole unit once every five years. This allowance may be claimed in installments, if the whole unit is not painted at one time.

9. A member will not generally be reimbursed for the cost of paint purchased individually.

10. Where a member is physically unable to carry out the painting, the Co-op may provide assistance.

11. Paint will be allocated to paint the whole unit every three years except in the case of Move-ins. Generally, members who are moving into a new unit will be allowed.

To order paint for that unit, regardless of whether that unit has received its quota, or whether the member had drawn the full allotment for the previous unit.

12. To compensate members for painting their own units the Co-op provides a range of approximately 300 colours, instead of 1 or 2. Members must order colours within the colour range if the Co-op is paying for the paint. We discourage painting with deeper toned colours, which subsequently are more difficult to cover.

13. It is possible to order oil-based paint for painting trim.

14. White ceiling paint is available as an additional allotment every three years, on a scale based on the size of the unit.

15. Basement stairs and floors: sufficient and proper paint is available on demand, although colour choice is limited.

16. At Move-in, primer paint will be made available to cover dark colours.

17. Members are responsible for the cost of cleaning paint from floors, walls, carpet or any other places it should not be.

18. See the Woodsworth Members Handbook for painting and wallpapering tips.

OTHER WALLCOVERINGS

Members who wish to do anything to their walls other than paint or wallpaper, must apply to the Maintenance Committee for permission. Normally, anything stuck permanently to the wall, such as panelling, mirrored tile, or ceramic tile, would be considered a permanent renovation and if approved, become the property of the Co-op.

WOODSWORTH HOUSING CO-OPERATIVE

PAINT ORDERING PROCEDURE

(Minor changes to the following procedure will not require membership approval, but must be published in the Weekly.)

1. Records will be kept for each unit, including a break down of rooms per unit, quantity of paint estimated per room, date and colour paint was distributed per room.

2. The allocation of paint is determined by a formula based on size of unit. Members may claim their paint allowance in installments, if the member wishes to paint less than the whole unit at one time.

3. The paint supplied will be middle-of-the-line Eggshell Latex, unless the member requests otherwise, for all rooms except as outlined in paragraph 4.

4. Members may order alkyd (oil-based) or Latex paint for kitchens and trim. If nothing is specified, semi-gloss will be supplied. Alkyd paint will be supplied for bathrooms.

5. Paint for trim, ceilings, and basement stairs and floors may be ordered as per the Painting Policy, clauses 8, 9 and 10.

6. Members must come in to the office to either choose their paint, or sign out a book of paint chips. When ordering paint, the member must fill out a Paint Order Form (see attached). The paint chip books must be signed back into the office before paint will be ordered.

7. Paint will be ordered, once a week on (Tuesdays). Members must have their order in no later than 5:00 P.M. on Monday. Any orders received after 5:00 P.M. on Monday will not be processed until the following Tuesday. Members may call the office, from Wednesday on, to arrange pick up of their paint. Other arrangements may be made for members physically unable to pick up their paint. This may be discussed with the Paint Co-ordinator.

8. Members must order colours within the colour range, if the Co-op is paying for the paint. The member may select from those colours whose first number is (EXAMPLE: 99YR 83/059).

9. The member may make his/her own arrangements with the Paint store for better quality or a greater quantity of paint, at his/her own expense. You must discuss this with the office staff.

10. No other arrangements will be made for reimbursement of cost of paint, except under exceptionable circumstances. (For example: No reimbursement for paint bought at any other store

WOODSWORTH HOUSING CO-OPERATIVE

PAINT ORDERING INFORMATION AND ORDERING FORM

Please read these instructions before you select or order your paint.

Your bathroom MUST be repainted in an oil-based paint.

Unless you specify otherwise, oil-based semi-gloss will be supplied for your kitchen and trim paint.

All other walls should be repainted in Latex (eggshell supplied unless specified otherwise).

All paints on the colour chips are numbered; you may select only from the chips that are in the first three rows.

PAINT ORDER FORM

*Once paints are mixed, they cannot be returned to the supplier.*

Date Ordered:

Unit: # Name:

Halls: # Kitchen: # Bathroom: #

Living room: # ______________ Dining room: # ______________ Sunroom: #

Ceiling (which rooms):

1st  Bedroom: # 2nd Bedroom: #

3rd Bedroom: # 4th Bedroom: #

Other:

OFFICE USE: Maximum Allowance: _____________________

Date Ordered:Date received:

 

Consolidated up to April 2010 and adopted September 30, 2010.

 

 

Garbage Policy

WOODSWORTH HOUSING CO-OPERATIVE

GARBAGE POLICY

Amended October 18, 1994
Amended November, 2008

(Note: The most recent City of Toronto Garbage/Recycling pamphlets

should accompany this document and are available

at its Web Site – http://www.toronto.ca/garbage/hhw.htm )

CITY GARBAGE PICK-UP

1. Regular trash pick-up from street access units occurs once a week. Garbage
pick-up changes will be posted and published in the Weekly.

RECYCLING – TOWNHOUSE (including Wilton Street units)

City Pick-up

Newspapers and Blue Boxes are collected on Tuesdays. Blue Boxes should be put out only when full. Newspapers must be bundled with string or stored in plastic bags. Phone books and corrugated cardboard boxes (flattened and bundled) may be included with the newspaper pickup. Please see attached list for items which may be included in your Blue Box.

Garden Waste

Members should make every effort to compost leaves in either the garden itself or in the composter, instead of throwing it out as garbage. The City recommends that grass clippings be left on the lawn. The City will pick up weeds, leaves and plant trimmings for composting if they are put out in open containers. Branches and twigs less than 3 inches thick (7.5 cm) must be tied in bundles less than 2 feet in diameter and 4 feet long.

Composting

Members living in townhouses are strongly encouraged to acquire their own composters and utilize them in their own backyards. Alternately, any member may make use of the community compost bins located at the top of the garage ramp. Information is available through the Environment Committee regarding the acquisition and use of composters.

When using the Community Composter, please deposit PLANT material only. Meat and dairy products attract raccoons and other pests. Also, please deposit your waste IN the bin, not leave it in a plastic bag on top. There is no "compost fairy" who will empty it for you.

See list posted near composter for items which should and should not be composted.

Bulk Pick-up

You may arrange special pick-up of items of furniture such as box springs or dressers, and any other item heavier than 20kg (44 lb.) or longer than 1.2m (4 ft.) by calling 905-513-2716. There is a maximum of 3 items per pick-up.

GARBAGE DISPOSAL IN MEDIUM RISE

Chute Rooms

No waste may obstruct use of the garbage chutes. Members are requested to remind others to adhere to this policy, and report to the Board or office serious ongoing infringements.

Glass must not be thrown down the chute, even if enclosed in bags, because of danger of injury to staff handling the garbage or costly damage to the composter or the chute. Glass items not suitable for recycling must be taken to the dumpster at the top of the ramp.

Recyclable material must not be left on the floor of the chute room, since this increases the workload for the caretaker who must clean it up. The Blue Boxes in the chute rooms are only for those members physically unable to transport their recyclables to the garage.

RECYCLING IN THE MEDIUM RISE

Blue Bags

Recyclable material (see attached Blue Box list) should be collected in each unit's Blue Bag and taken to the basement garage to be emptied in the Recycling bins there.

Composting

All members are urged to compost their organic waste. Members may use the communal compost adjacent to the outside laundry facility. (List of things which may be composted is posted beside the composter)

TOXIC TAXI

The City of Toronto provides pick-up of hazardous wastes. Woodsworth Co-op has arranged for pick-up of waste on a quarterly basis. Members are required to dispose of their hazardous wastes at these times and not dispose of them with regular garbage pick-up. Advance notice of pick-ups will be given in The Woodsworth Weekly. Types of waste for the Toxic Taxi include: Varsol, old paint, strong cleaning fluids, etc. You may contact Toxic taxi by calling 416-392-4330.

You may contact Toxic Taxi by calling 416-392-4330.

FINE PAPER RECYCLING

Members are requested to recycle all bond paper using the barrels provided outside the Office and in the townhouse laundry facility.

See attached list for paper products which may be deposited in the barrel.

OUTDOOR GARBAGE RECEPTACLES

Members must use the two garbage receptacles, which are provided in the courtyard area adjacent to Albert Franck Place. One is for pop cans only, and the other for remaining litter. Both are clearly marked.

CHRISTMAS TREE PICK-UP

Members are required to recycle their used natural Christmas trees by leaving them for City pick-up on the designated days after Christmas. Announcements of pick-up dates will appear in The Woodsworth Weekly.

SPECIAL ASSISTANCE

Members (including the elderly and the disabled) who are unable to deposit their own garbage, may seek assistance from other members, or may contact the Environment Committee for advice.

BLUE BOXES

Put out only when full.

Include only:

* glass bottles and jars
* metal food and beverage cans
* plastic bottles and jugs

NEWSPAPERS AND CORRUGATED CARDBOARD

* bundle newspapers with string or store in bags
* include phone books
* flatten and bundle corrugated cardboard
* NO cereal/shoe-type boxes or pizza boxes

GARDEN WASTE

* grass clippings – leave on lawn or put out for collection in
open containers
* weeds, plant trimmings – put out in clear bags or open
containers
* branches, twigs – less than 7.5 cm (3 in.) thick only. Tie in
bundles less than 0.6 m (2 ft.) in diameter and 1.2 m (4 ft) long
* fall leaves – rake and sweep to curb

BOND PAPER RECYCLING

The following paper may be put in the recycling paper barrel:

* copy paper (both white and colour)
* computer paper (both laser and non-laser)
* NCR/carbonless forms
* Woodsworth Weekly

Consolidated up to April 2010 and adopted September 30, 2010.

Floor Covering Policy

WOODSWORTH HOUSING CO-OPERATIVE INC.

FLOORCOVERING POLICY

Approved by GMM on April 9, 1992
Amended by Maintenance Committee on October 18, 1994

WALL-TO-WALL CARPET

Members are permitted to permanently install wall-to-wall carpet.

NO adhesives may be used to install carpeting.

Minor damage to the floors caused by the nailing strips, near the baseboards will be acceptable. However, if adhesives are used, the member will be billed for the cost of repairing the damage to the floors.

The carpet belongs to the member who installed it. This means:

if the member moving in does not want the carpet, it is up to the member moving out to remove it, and to demonstrate that there is no major damage to the floors under it;

removal of carpeting may not slow up the move-out/move-in sequence. The cost of any such delays will be billed to the member moving out;

the member moving out has the right to sell the carpet to the member moving in, but the member moving in cannot be compelled to buy it; and

the unit inspection for move-out will include a check to ensure that no adhesives have been used in carpet installation, as well as a check for floor damage to the extent possible (whether the carpet is being removed or not).

CO-OP OWNED CARPET

Any member wishing to replace Co-op owned carpet must obtain approval before doing so. Approval may be absolute or conditional (e.g., unusual colour, pattern or quality may require replacement upon move-out).

No member may vacate a unit leaving an area previously carpeted by the Co-op uncarpeted.

TILE

Members may only install tile with the permission of the Co-op.

Anyone wishing to replace tile which has been applied directly to concrete will generally be given approval. This applies to floors in the medium rise, basements in the stacked townhouse, and ground floor areas in the mews units.

Approval will be given for installation of tiles in REASONABLE shades only. Whenever possible we would like to see a sample.

Members wishing to replace tile in the townhouse kitchens must choose from the Co-op choices on file in the office. The sub-floor must be inspected by the staff before the new tile is laid.

Members wishing to replace linoleum in the townhouse bathrooms must have the sub-floor inspected by the staff before the replacement sheet floor or tile is laid.

Consolidated up to April 2010 and adopted September 30, 2010.

Common Area Decorating Policy

WOODSWORTH HOUSING CO-OPERATIVE, INC.

COMMON AREA DECORATING POLICY
Approved at the GMM on April 9, 1992

 

Preamble:

Our basic premise is that this process will be guided by committee involvement and democratic decision making. This recognizes that a "majority vote" is the basis for decision making and that as a result various individuals may not have their taste satisfied. Generally common areas should use a consistent colour scheme and where possible projects implemented inside members' units should provide more than one final colour to choose from.

The Maintenance Committee would respond to the need for consultation on decorating issues and would implement the following process under the direction of the Board of Directors:

  1. The Maintenance Committee would set up a subcommittee to deal with a specific cycle of consultations. (i.e., specific project might be painting the townhouse garage doors, or re- finishing the medium rise lobby).
  2. Members of the subcommittee would seek out the options for implementing changes for the specific project. The options would be reported to the Maintenance Committee. Depending on the range of options, the Maintenance Committee and the subcommittee would agree on the time frame under which the project would proceed.Three basic stages make up the process:

     

    1. (a)  Choosing: arriving at the aesthetic choice(s) within the co-op, would include but not be limited to the options of:

       

      1. i)  retouching/refinishing;
      2. ii)  keeping current colour/material; and
      3. iii)  doing nothing;
    2. (b)  Ordering: negotiating with suppliers; and
    3. (c)  Implementing: installing and applying materials.
  3. The subcommittee would research the proposed options and include information on repeating the option originally used. The first step in the research process could include committee and member consultation to narrow the options to be pursued.

 

  1. A "cost-benefit" analysis would be prepared for the options available. Sample materials and colours would be put on display for members' viewing. A trial site could receive a proposed treatment or a display could be set up to put the information in context (e.g., in or outside of the office).
  2. The Woodsworth Weekly would be the official method of communication with the membership. The names of the subcommittee members would be published to provide the membership with individuals to contact for clarification. The results of the consultation process will be reported to the membership in a format that indicates the ranking and proportions of support for each options as well as the numbers of members participating in the process. (It is suggested that the process allow for a two-week feedback period after the results are reported to facilitate reactions to the dominant choice).
  3. In the case of a "split decision” the committee reports back to a general meeting or at a special meeting on the topic.
  4. Unbiased expert(s) would be consulted in regard to colour and design, and include considerations of psychological effects and the quality of light.
  5. Uniformity of choice would be a guiding principle. Where possible, to be flexible, a limited choice of harmonious colours would be offered.
  6. The implementation schedule is announced and carried out.Points of Access to the Process
  1. Need for a project is flagged by the Board/Finance planning process, staff input and/or an interested member’s letter to the Maintenance Committee.
  2. Committees and the Board work with staff to clarify whether or not there are enough funds available to justify initiating the research and consultation process.
  3. If the project is deemed relevant in the near future a subcommittee will be formed. This will generally be co-ordinated by the Maintenance Committee. The subcommittee will need to provide a mix of perspectives and a degree of objectivity.
  4. Member input may be needed to narrow or limit the range of options to be considered.
  5. Members will be requested to respond to options offered for a vote to prioritize them.
  6. Members will have the right to question the report on the results of the voting. It must be acknowledged that a few individuals' resistance will not void the process.

Consolidated up to April 2010 and adopted September 30, 2010.

 

 

 

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.