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Topic
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Could you please tell me if small instantaneous hot water systems on the outside of common walls need a by-law to grant exclusive use of the area used and to ensure that the cost of maintenance and repairs are the responsibility of the owner of the unit it services.? In this case the system services only one unit.
Thank you.
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Replies
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That’s exactly what it needs as it will be installed on common property. Also, the resident installing the system should pay for the cost of having the by-law written and,if there has to be a special meeting convened to approve it, the should pay any costs for that too.
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What if the instantaneous hot water was installed in every unit when the complex was originally built and is positioned on common property, ie external wall in courtyard. Are those hot water systems, which only service each individual unit, owners corp or the responsibility of the individual owner?
Hi jd,
Do you already have an external instant HWS up on the wall?
Have just done the instant.HWS on the outside of common walls thing.
Steps
1.poll of owners to gauge interest in the SP(numbers).Don’t expect much response so chase if you want the numbers .EC onside helps here.
2.Draft By Law allowing cxn of gas to the building if not already present and include rules of responsible install/maintenance of ongoing individual cxns from meter to unit -all separate for each lot. Muellers solicitors have just done this for our small SP @ 9 pages of By Law which then goes to
3. The EGM that you ask the SM to call with 2 weeks notice when you are confident you have the numbers( > 75% of a quorum by presence or proxy)
4. Now when the motion passes you engage the plumber to get the gas to the building and then to your unit for kitchen/bathroom wherever…
Who should pay ?
The EC decides but if it is a new By Law /cxn/to the building/cxn to the unit
all cost something (By Law @ $800 to draft /EGM costs $200-$300/ registration of the By Law @$200-$300/gas to building anywhere from $125- $1500/gas from building to unit $2000-$6000)
In our small SP the owner wanting /driving the gas cxn paid for Draft/gas to building/gas to unit involved.Other owners can do the same subject to EC review /approval as per By Law but just pay from building to their unit.
Very satisfying seeing the gas up on the wall think long showers in winter…..
best
Parker