Pinnacle On Adelaide Homeowner Manual

42 Pages·2014·1.2 MB·English

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Welcome to the Pinnacle on Adelaide!

September 17, 2014

Dear New Homeowner,

On behalf of Pinnacle International, we welcome you to your new home at the Pinnacle on Adelaide,
located at 295 Adelaide Street West, in Toronto.

The entire Pinnacle team has invested much care and pride in the development and construction of this
landmark condominium community. Although the highest quality of workmanship has gone into the
construction of your home, there may still be a few minor repairs or adjustments needed.

To assist you with this stage of the home buying process, we have designed this Homeowner Manual to
provide you with the information you need to become acquainted with your new home, to address any
needs that may arise for warranty service, and to maintain your home well into the future.

Open lines of communication are very important in a productive homebuilder–homebuyer relationship. If
you have any questions regarding the information contained in this manual, please don’t hesitate to
contact us.

Thank you for choosing Pinnacle International. We are sure that you will have many years of happiness
at the Pinnacle on Adelaide!

Sincerely, Sincerely,

Angelo Vilardo Mary Nicholls
Customer Service Team Customer Service Team

37 Bay Street, Suite 400
Toronto, ON Canada M5J 3B2
Phone [phone] • Fax [phone]
[email protected]
Table of Contents
Chapter 1 – Condominium Ownership ....................................................................................................................... 2 
Condominium Structure ................................................................................................................................... 2 
Condominium Ownership ................................................................................................................................. 2 
Insurance ......................................................................................................................................................... 3 
Title Closing Date ............................................................................................................................................ 3 
Condominium Turnover Meeting ...................................................................................................................... 3 
Condominiums and TARION ........................................................................................................................... 4 
Alphabetical Glossary of Terms ....................................................................................................................... 5 
Chapter 2 – “Just the Facts” Quick Reference .......................................................................................................... 6 
Access ............................................................................................................................................................. 6 
AutoShare ........................................................................................................................................................ 6 
Balcony ............................................................................................................................................................ 6 
Common Areas ................................................................................................................................................ 6 
Concierge ........................................................................................................................................................ 6 
Elevator ............................................................................................................................................................ 7 
Elevator Booking .............................................................................................................................................. 7 
Enterphone System ......................................................................................................................................... 7 
Emergencies/Fire Safety .................................................................................................................................. 7 
Garbage & Recycling ..................................................................................................................................... 11 
Keys ............................................................................................................................................................... 11 
Lockers .......................................................................................................................................................... 11 
Mailbox Keys, Delivery & Address ................................................................................................................. 11 
Pets................................................................................................................................................................ 11 
Resident Parking ........................................................................................................................................... 12 
Tenants .......................................................................................................................................................... 12 
Visitors & Visitor Parking ................................................................................................................................ 12 
Roles & Responsibilities ................................................................................................................................ 12 
Chapter 3 – Climate Control ...................................................................................................................................... 14 
Condensation ................................................................................................................................................. 14 
Controlling Moisture & Condensation .............................................................................................. 14 
Indoor Humidity Levels .................................................................................................................... 15 
Exhaust Fans ................................................................................................................................................. 15 
Heat Pump System ........................................................................................................................................ 16 
Corridor Fresh Air Units ................................................................................................................................. 16 
Chapter 4 – New Home Warranty Provisions........................................................................................................... 17 
Warranty Requests ........................................................................................................................................ 17 
Statutory Warranty Submission Periods & Forms .......................................................................................... 18 
Pre-Delivery Inspection (PDI) ........................................................................................................................ 18 
Common Elements ........................................................................................................................................ 18 
Provisions of the One-Year Warranty ............................................................................................................ 18 
30-Day Form .................................................................................................................................... 18 
Year-End Form ................................................................................................................................ 19 
Provisions of the Second-Year Warranty ....................................................................................................... 19
Provisions of the Major Structural Defect Warranty ....................................................................................... 19 
TARION Warranty Exclusions ........................................................................................................................ 19 
Conditions Deemed Normal & Non-Warranted .............................................................................................. 20 
Concrete .......................................................................................................................................... 20 
Caulking .......................................................................................................................................... 20 
Hardwood Flooring .......................................................................................................................... 20 
Ceramic & Natural Stone Flooring ................................................................................................... 21 
Carpet .............................................................................................................................................. 21 
Plumbing ......................................................................................................................................... 21 
Windows .......................................................................................................................................... 21 
Drywall ............................................................................................................................................. 21 
Construction Performance Guidelines ........................................................................................................... 21 
Chapter 5 – Maintaining Your New Home ................................................................................................................ 28 
Appliances ..................................................................................................................................................... 28 
Dishwasher ...................................................................................................................................... 28 
Clothes Washer ............................................................................................................................... 28 
Clothes Dryer ................................................................................................................................... 28 
Gas Stove (where applicable).......................................................................................................... 29 
Microwave/Exhaust Fan .................................................................................................................. 29 
Cabinetry/Countertops ................................................................................................................................... 29 
Flooring .......................................................................................................................................................... 30 
Ceramic Tiles ................................................................................................................................... 30 
Grout ............................................................................................................................................... 30 
Natural Stone Tiles .......................................................................................................................... 30 
Carpet .............................................................................................................................................. 30 
Carpet Stain Removal Chart ............................................................................................................ 31 
Hardwood / Engineered Hardwood Floors ....................................................................................... 31 
Plumbing ........................................................................................................................................................ 32 
Water Shut-Off Valves ..................................................................................................................... 32 
Bathtubs, Sinks and Showers .......................................................................................................... 33 
Faucets ............................................................................................................................................ 33 
Toilet Bowls ..................................................................................................................................... 33 
Hose Bibs (where applicable) .......................................................................................................... 33 
Caulking .......................................................................................................................................... 33 
Electrical ........................................................................................................................................................ 34 
Ground Fault Interrupter (G.F.I.) ...................................................................................................... 34 
Cable & Phone Jacks ...................................................................................................................... 34 
Switched Outlets .............................................................................................................................. 35 
Smoke Detectors ............................................................................................................................. 35 
Doors, Frames, Trim and Baseboards ........................................................................................................... 35 
Windows & Exterior Sliding Doors ................................................................................................................. 35 
Painting the Interior of your Home like a Pro ................................................................................................. 37 
IMPORTANT PHONE NUMBERS ................................................................................................................. 38
Chapter 1 – Condominium Ownership
W
hile the word “condominium” is often used by people to describe a type of housing,
especially apartments, it is actually a form of housing tenure or ownership and can apply to
apartments, townhomes and even single family homes. This chapter will introduce you to the
basics about condominium ownership and what it means for you.
Condominium Structure
In condominium ownership, your ownership rights consist of two parts: the unit, which is individually
owned and the common elements, which are shared and jointly owned by all of the individual owners as
condominium corporation members.
The unit consists of the premises in which the homeowner actually lives. The boundaries of the unit are
described in detail in the Declaration contained in your Condominium Documents. The unit is the exclusive
property of the owner and he/she is responsible for the maintenance, repair and replacement of all of the
components within the boundaries of the unit.
The common elements are the parts of the condominium outside of the individual units. For example,
these include the surface and underground roadways, exterior lighting, underground services, the building
exterior, elevators, mechanical and electrical equipment, interior corridors and all of the interior and
exterior amenity spaces and the community landscaping. The maintenance, repair and replacement of the
common elements is an expense of the condominium corporation and is paid by the homeowner through
his/her monthly condominium maintenance fees.
Some areas, such as balconies and terraces, are known as exclusive use common elements, which
means that the individual unit owner is the only one with the right to access these areas.
It is important that you become familiar with the Declaration, contained in your Condominium Documents,
provided to you when you purchased your condominium, as the small distinctions in the definitions of the
unit, common elements and exclusive use common elements are important to understand when it comes
to the care and maintenance of your home.
Condominium Ownership
The ownership rights of condominium owners are slightly different from that of freehold owners to protect
the quality of life for all of the condominium members and to protect the value of the community as a
whole.
A condominium owner must abide by all of the provisions of the Corporation’s Declaration, By-Law’s and
Rules. Again, all of this information is detailed in the Declaration.
In a newly constructed condominium development, representatives of the Builder make up the Board of
Directors until the condominium is registered and title is transferred to the individual unit owners. During
this initial period, Pinnacle International will not review or approve any changes a homeowner may wish to
make (i.e. adding flooring to the balcony). This will be reserved for the consideration of the elected
Condominium Board, which will take place at the Turnover Meeting.
September 17, 2014 Page 2
Insurance
Insurance is different in a condominium. The condominium is responsible to insure the common elements
and certain parts of the unit as defined in the Condominium Documents as the Standard Unit. Ensure that
you review this definition in the Condominium Documents as Standard Unit definitions are not uniform
from one condominium to another. The unit owner is responsible to insure all the components of the unit,
over and above what is defined as the Standard Unit, in addition to all of your personal contents.
Liability insurance is an important component of the individual unit owner’s insurance as you can be held
responsible for damage caused to the home and/or other homes or parts of the common elements in the
condominium, as well as for personal injuries of other people. The Corporation’s policy is structured such
that the individual homeowner is responsible for the Corporation’s deductible. If a claim is below the
deductible amount the owner is responsible for the entire cost. There is a contingency policy available
which covers the Corporation’s deductible. Please consult your insurance specialist for more information
regarding your insurance needs.
Title Closing Date

The Title Closing takes place shortly after the registration of the Condominium. It is at this stage that you
will pay the remaining portion of your purchase price, or if you are obtaining a mortgage this is when you
will finalize and place your Mortgage with your financial institution.
The Title Closing Date is also the date upon which the closing adjustments, as set out in your Agreement
of Purchase and Sale, become due and payable. Your solicitor will be notified directly by the Builder’s
solicitor of this date. It is your responsibility to advise your financial institution to ensure that the mortgage
documents are prepared in a timely fashion.
Condominium Turnover Meeting
Following the transfer of title from Pinnacle International to the individual unit owners, you will be notified
through the Property Manager of the date for the Condominium Turnover Meeting. During the course of
this meeting, the unit owners will elect a new Board of Directors from within the Pinnacle on Adelaide
community. This is an important meeting that you should make an effort to attend.
The Board of Directors is responsible for the operation of the project and makes all of the policy decisions
regarding the management of the condominium. The Board of Directors is not alone in this responsibility.
There are a number of professionals also involved to provide advice and support to the Board, particularly
the Property Manager.
During the meeting, any unit owner wishing to be elected to the Board of Directors will be given an
opportunity to speak and provide information about themselves and their experience which they feel will
aid them in their responsibilities as a Director. Following these presentations, a vote will be held for the
positions of the Board.
Once the Board of Directors has been elected, Pinnacle will turn over all of the documents related to the
construction and operation of the condominium such as the drawings, copies of all contracts that have
been put in place, operation manuals, equipment, warranties etc.
September 17, 2014 Page 3
Condominiums and TARION
Condominium owners have two sets of warranties including one set for the unit owner covering the
individual unit and another set for the condominium corporation that covers the common elements.
The common elements are covered from the date the condominium corporation is registered. The
common property includes all areas beyond each individual suite such as the hallways, lobby,
elevators, recreational facilities etc. Common elements also includes all pipes, wires, cables, chutes,
ducts, facilities for the passage of water, sewage, drainage, gas, oil, electricity, heating/cooling
systems and other services contained within a floor, wall or ceiling of a building, where the center of
the floor, wall or ceiling forms the common boundary between two suites or between a suite and
common property.
Condominium owners who experience a problem with any of the common elements, including those within
their individual suite but outside the definition of the unit, for example windows, should notify their
Condominium Corporation in writing, through the Property Manager. The Property Manager will then bring
the problem to the attention of the Builder.
For more information regarding specific warranty provisions, please consult Chapter 4.
September 17, 2014 Page 4
Alphabetical Glossary of Terms
BY-LAWS – The By-Laws specify the way in which the condominium is organized and generally
address the manner in which the Board of Directors will govern the Condominium. Any amendments
to existing By-Laws or the creation of new By-Laws requires the consent of the owners that often
takes place at the Annual General Meeting. Amendments or new By-Laws only take effect once they
have been registered with the local land registry office.
DECLARATION – The Declaration governs the basic aspects of the Corporation and identifies the
division of ownership within the Corporation by detailing the common elements, the units, the
percentage ownership each owner has in the common elements and the proportion of common
expenses on a unit-by-unit basis. Generally, the consent of all of the individual owners and
mortgages is required in order to make changes to the Declaration.
MAINTENANCE FEES – Maintenance Fees are the fees charged by the Corporation to all
homeowners and are based on the square footage of the individual owner’s unit. The Maintenance
Fees cover the costs of the operation, maintenance and repair/replacement of the common
elements. Also included are the management, administration and insurance for the common element
areas. Water consumed by the individual unit owners is considered part of the common elements
and therefore paid through the Maintenance Fees. Hydro is metered separately and is the
responsibility of the homeowner to pay directly to Toronto Hydro. The Budget Statement itemizes the
annual budgeted amount for each of the items included in the Maintenance Fees and identifies the
percentage for which each unit owner is responsible.
REGISTRATION – The declaration and description shall be registered in the land registry office
within the boundaries of which division the land described in the description is situated. Upon
Registration of a declaration and description, (a) this Act governs the land and the interests
appurtenant to the land, as the land and the interests are described in the description, (b) the land
described in the description is divided into units and common elements in accordance with the
description, and (c) a condominium corporation is created.
RESERVE FUND – This is a fund set up by the condominium corporation in a special account to
cover the costs of major repairs and replacement of the common elements over time. It represents a
minimum of 10% of the Corporation’s total operating expenses. On-going contributions are subject to
adjustments based on the results of the Reserve Fund studies that are undertaken by the
Corporation every 3 years.
RULES – Rules typically address issues regarding the common elements and the units and are
passed by the Board of Directors. Owners must be formally notified of any new Rules or changes to
existing Rules. Thirty days following notice, they then become effective. Owners can requisition a
meeting of the owners to consider amending the Rules providing a minimum of 15% of the owners
are in agreement.
STANDARD UNIT – The Condominium Documents will set out what constitutes a Standard Unit
for each class of unit for the purpose of determining the responsibility for repairing improvements
after damage and insuring them, as required pursuant to Section 43 (5) (h) of the Condominium Act.
Insurance that is specifically designed for Condominiums is required from interim occupancy to
cover contents, liability and upgrades and betterments to your unit. The Condominium’s insurance
covers the Standard Unit and Common Elements.
September 17, 2014 Page 5
Chapter 2 – “Just the Facts” Quick Reference
T
he information contained in this Chapter provides an overview of information provided to you
by your Property Management staff, placed in alphabetical order for easy reference.

Access
Residents who did not purchase parking have been provided with two (2) personal proximity FOBs, while
those who purchased parking have been provided with one (1) personal proximity FOB and one (1)
clicker. The FOB provides access to the building, the elevators, the locker rooms and the common area
amenities. The clicker acts like a FOB, but will also provide access to the underground parking garage.
Defective FOBs will be replaced at no charge within one year of your possession date. Consult your
Resident’s Guide provided to you by Property Management for additional information regarding lost or
stolen FOBs, additional FOBs etc.
AutoShare
Pinnacle felt that it was important to offer an environmentally-friendly mode of transportation, and has
partnered with AutoShare to bring this incredible program to the Pinnacle on Adelaide. For your
convenienve, AutoShare vehicles will be available on P1. AutoShare is offering residents a special $10
membership promotion. For details, check out their website at www.AutoShare.com/ONADELAIDE.
Balcony
If your balcony is equipped with a swing door, it operates as follows: to unlock, push the handle down; to
lock, lift the handle up. It is not possible to lock yourself out. Simply lift the handle up to re-enter your suite
from the outside.
Common Areas
For a comprehensive list of Common Areas, hours of operation, booking requirements, fees (if any), visitor
access etc. please consult your Resident’s Guide provided to you by Property Management. Your
Disclosure Statement provided to you at the time of Purchase will outline the amenities provided.
Concierge
The Concierge is staffed 24-hours a day, 7-days a week. The primary function of the Concierge is to
control the flow of vehicular and pedestrian traffic into the building, monitor the cameras located
sporadically throughout the parking areas and amenity areas, attend to emergencies, and respond to
resident requests for information and assistance. There are restrictions to what the concierge is permitted
to do in terms of deliveries and access.
September 17, 2014 Page 6
Elevator
Please note that your FOB will provide elevator access only to the floor on which you reside on, as well as
the amenity levels. This has been done to provide additional security to you and your neighbours.
You will note that there are two sets of elevators: one set will serve the owners residing on floors 2 to 13,
and the other set will service owners residing on floors 14 to 46. Please use the bank of elevators
dedicated to your floors. This has been designed intentionally to help your neighbours reach their
destinations in a quick and efficient manner.
Elevator Booking
Moves and deliveries must be booked with the Concierge in advance and are conducted on a first-come,
first-serve basis. The initial occupancy period is always a very busy time and we strongly suggest that you
make your arrangements with the Concierge first, and well in advance, to ensure that you do not have to
reschedule your movers or deliveries.
Upon arrival, please contact the concierge as the elevators must be placed on service and must be
protected at all times during your move/deliveries.
Enterphone System
The lobby Enterphone System is located in the Pinnacle on Adelaide vestibule. In order to connect to the
system, you must have a telephone number. The camera in each of the entry vestibules is tied into your
television through a CCTV system for confirmation prior to unlocking the door. The lobby directory panel
lists the resident’s names alphabetically. The suite numbers are not included in the directory so please
ensure that your Guest is aware of your suite number. Please consult the Concierge to include
yourself in the directory once you’ve moved in.
Emergencies/Fire Safety
Instructions to occupants on Fire Procedures
The building is equipped with a two-stage fire alarm system. There are two alarm sounds you will hear
through the speakers:
1) An evacuation alarm on a continuous signal; and
2) An alert alarm on an intermittent signal.
The following instructions will assist you in the event of an emergency. Take the time to read them and
familiarize yourself with the location of the exit stairwells and pull stations.
If you discover fire:
1) Alert occupants, leave the fire area and take your suite key if readily available.
2) Close all doors behind you.
3) Activate the fire alarm by using the pull stations.
September 17, 2014 Page 7