Here are best practices surrounding maintaining unit temperatures, avoiding mold formation, & extended vacancy care of Strata Units.
We work with numerous Stratas that are wholly or partially occupied on a seasonal or recreational basis creating concerns potential freezing / splitting of water pipes during extended absence of owners.
These Stratas have employed varying strategies in responding to these risks, both as Owners as in the Common interest and property, as well as direct or shared liability risks.
Some Stratas have incorporated one or more of the following By-laws, Rules, or Recommendations to deal with the issue.
- Requirement that electrical power be maintained during extended vacancy, Unit temperatures in all areas of each Unit not be allowed to drop below 10 degrees Celsius at any time, and that any humidistat in the Unit be set between 35% and 40% to insure evacuation of excess moisture.
- Requirement that any Owner vacating their unit for more than 48 hours (must) shut off (or arrange shut-off of) the water supply to the Unit prior to leaving the premises. (This may be difficult if individual unit shut offs have not been included during design and construction)
- Requirement that Unit Owners must either abide by stipulations of their ‘Tenant’s Insurance’ policy for periodic inspection of premises when they are absent for any extended period (as defined by their policy) or failing such stipulations must arrange for inspection of unoccupied premises every “X” (usually 72 hours – or 7 days where water shut off is practiced) to confirm that heat, ventilation, & any security systems are operational and that all access points are secured.
- Recommend individual Owners secure insurance coverage for their Tenant’s legal liability exposure or post a bond in lieu of such coverage if they are not in a financial position to cover their liability should an event originating in their unit gives rise to liability where other Owner(s) or Strata Common Property are concerned.
Notes:
- Most ‘Tenant Insurance’ policies require inspection of units vacant for any extended (defined in the policy) period failing which claims may be denied
- If an Owner is unsure of stipulations under their own ‘Tenant’s Insurance’ they should be encouraged to contact their Insurance Provider for clarification and act accordingly.
- Every Strata Corporation represents a unique location, environment, design structure, and use patterns that must be considered when creating rules or Bylaws surrounding extended absence management to reflect the best interests of Owners and the Strata.
- This information is provided in good faith with a view to offering practical considerations and approaches undertaken by others when dealing with Unit operation and safety during Unit Owners extended absence. Each Owner & Strata must use sound judgement and common sense when crafting their own approach to their own unique situation. Canadian Strata Fund Track Solutions is providing marketplace data only and accepts absolutely no responsibility for use, application, or any results of such use or application of this data. This is not legal advice. Consult an attorney if legal advice is required.
