Frequently Asked Questions

What does it mean to be a Condo home owner?

There are specific rules and regulations contained in the condominium Declaration and Bylaws that tend to have restrictions. They must be adhered to as a homeowner within the community as they are developed to protect the integrity of the common elements and it’s residents.

The overall decision-making process of the condo complex is made by the majority of the suite owners and executed by their Condo Corporation’s Board members or elected Association in conjunction with the Builder appointed Property Management company.

What part of the Condo do I own?

In most instances, you own everything inside your condo suite, including the half-thickness of the walls which separate you from neighbouring suite owners. In addition, you own a proportionate and prorated share of all common elements and the land on which the condo complex is built.

What are the Condo maintenance fees?

The monthly condominium fee is either calculated as a flat rate applicable to all suites or are dependent on the size of the suite. Your New Home Specialist will provide you with the estimated dollar amount or in most cases is listed in the brochures provided to you.

As a condo owner you are required to pay mandatory monthly maintenance fees. These fees are separate from your monthly mortgage payments, property taxes and utilities. Maintenance fees go toward paying for the overall upkeep of the common areas in a condo complex.

How much can Condo maintenance fee increase?

Increases can happen at any time and for a number of reasons, like an unexpected major repair, or just to keep up with rising costs.  It is expected that they would rise with inflation.

Any increases would be approved by the condo board which is made up of owners and Property Management company, when the annual budget is set by the board of directors.

What do the Condo maintenance fees include?

  • Domestic hot and cold water for the common building area (if applicable)
  • Common Area Utilities (including heat, hydro, air conditioning, water and gas, if applicable. Individual suite utilities are not included
  • Common Area base building and your suite insurance (owners will need to procure their own homeowners insurance for their suite)
  • Common Area Property Taxes (owners are responsible for their own suite property taxes)
  • Common Area repairs, maintenance and replacement, including cost for exterior window cleaning, maintenance and repair of amenity areas, including furniture and equipment therein.
  • Property management fees and disbursements (part-time manager and maintenance staff, office supplies, phone & fax lines, administrative accounting, consultants, licenses and fees, etc.)
  • Reserve Fund and Study
  • Cost of legal, accounting, auditing and engineering services or other professional advice and services required by the Condominium Corporation

What is not included in the Condo maintenance fees?

  • In suite Hydro billed directly to you based on the usage recorded by your individual hydro meter.  Items include electricity for lights, plugs, appliances, exhaust fans and air conditioning and air exchanger.
  • Gas used in your suite, recorded by your individual gas meter
  • Homeowners insurance on your contents and any upgrades
  • Individual Suite property taxes
  • Communication Services (phone, internet, TV, etc.)
  • Individual comfort-controlled heating and air conditioning on demand for seasonal comfort year round, supplied as part of a rental contract with Reliance Home Comfort. The Purchaser agrees to assume the Rental Agreement.

Can I make changes to the floorplan?

Structural changes that are permitted by the builder will be provided to you by your New Home Specialist. Any requests for changes beyond what’s been pre-designed by the builder can not be permitted due to the structural integrity of the building.

What can or can’t I do inside my suite once I take possession?

Any décor changes are permitted that do not require structural changes.

Will I be allowed to do any upgrades on my own or hire a subcontractor to work on my suite during the construction of my new home?

No, due to liability issues any customization must be performed after the suite has legally closed. At that time, the owner may customize the suite provided doing so complies with guidelines established in the Condominium Corporation and with the express written permission of the Condominium’s Board of Directors, as per the Rules and Regulations and Bylaws of the Condominium Corporation.

Will some of the suites be available to move into before the entire building is completed?

Yes, you will be able to move into the building once all life safety issues are approved (Fire alarms, water sprinklers, etc.). In some cases certain exterior seasonal items will not be complete and will be taken care of when weather permits.

Will I have to decide on what colour options and investments I want at the time of Purchase and Sale?

No, you will have a separate appointment that we set up for you to take place at our Design Studio with one of our Interior Design Consultants to select your finishes and any investments.

How many parking spaces will be assigned to each suite?

Typically there are 2 assigned parking spaces (1 in the driveway and 1 in the garage) within the enclosed property of each suite. Based on availability, one additional parking space may be available to be purchased. Speak to your New Home Specialist for more information.

Where can visitors park?

There will be at grade parking spaces for use by visitors at no additional charge. These are denoted on the community plan marked with a “V”.

What is the property tax?

Although, these suites have not been assessed. It is fair to say that the property taxes will be estimated about 1% of your base purchase price.

What will I require when it comes to insurance on my suite?

A building insurance policy typically will cover common areas, such as the structure, lobby and elevators, but does not cover an owner’s personal belongings. Condominium insurance requirements vary across Canada. You should consult the provincial condominium legislation, your condominium’s governing documents as well as a condominium insurance specialist to ensure sufficient coverage.

What is Occupancy fee?

The closing date is when the ownership of the condominium suite is registered and transferred over to the buyer (you) from the builder. This registration cannot take place until all the suites in the condominium building have reached a degree of construction (as set out in the regulations of the Condo Act). However, before the building is registered many of the suites will be substantially complete and will already have obtained the occupancy permits from the city. This allows the builder to move the owners in, without the owner having ownership of the suite. It is standard for a developer to require the buyer to take occupancy before the buyer gets ownership, and will be written out in the Agreement of Purchase and Sale.

How much will I expect to pay during Occupancy verses when I can Close?

The amount of the occupancy fee is typically determined by three items; the estimated monthly taxes + the monthly condo fees + simple interest on the unpaid balance of your purchase price which is calculated at a legislated rate (3% currently).

Will my initial deposit cheque be processed within the 10 day conditional period?

Yes, your cheque will be submitted with the Agreement of Purchase and Sale. You should ensure the funds are available in the account that you are submitting the payment from.

What if I am unable to get financing?

Your lawyer must notify the vendor within the 10 day conditional period, where your deposits will be returned to you in full.

What is required at the time of signing the Agreement of Purchase and Sale?

  • A $3000.00 cheque or bank draft  (please speak to your new home specialist for who to make the amount payable to)
  • Valid Government issued licence or passport for whomever is going to be registered on title for the property
  • Contact phone numbers and email addresses
  • Your full attention and enthusiasm along with questions that you may still have

What is the deposit structure set-up?

The typical deposit structure is as follows; (please confirm with your new home specialist prior to signing as it may vary depending on the community you are purchasing with us)

  • $3,000 due the day of signing
  • Balance of 10% @ 10 Days

How is the garbage and recycling disposed of?

You will be enrolled in the CIty or Municipality waste disposal system. More information will be provided to you about your specific community during your walk through prior to moving in. In most cases your new home specialist is aware of the guidelines as well and can provide some information to you during your information gathering stage of purchase.