Regency Heights II

Updated: March 19, 2025

Rodent Issues

The large amounts of snow this winter have allowed mice and voles free rein to migrate around the neighbourhood. The Board will be checking front steps in the spring walkabout for holes leading to nesting areas. Residents are advised to keep the areas under their decks clean of debris that might serve as a nesting area. Because the complex is situated next to an open field to the south and backyards to the east, mice and voles will continue to immigrate. The cost of having exterminators come in on a regular basis is prohibitive. Setting traps is the best way to mitigate an infestation. Rodent poison is not advised given that there are a lot of pets in the complex.

Polybutylene Piping Replacement

The not-so-illustrious president of the complex just had the polybutylene piping (a.k.a. poly-B) replaced in his unit. When the complex was constructed in 1993, poly-B water pipes were still allowed (that ended in 1997). Some owners have already had their units re-piped with "pex," the most common replacement. Owners who have not yet done so should give this serious consideration. Some insurance companies are starting to ask if poly-B is in the premises, and charging a surcharge or exempting water damage from coverage. Here is a pdf document from BFL explaining the issue:

Re-piping may cost anywhere from $5,000 to $10,000, depending on the unit. The president's choice for his re-piping project was Studio Plumbing & Heating. He is happy to provide a referral.

Cold Weather Warning

While spring is almost here, cold weather can still drop in, and some residents might turn on a space heater to give them some extra warmth. Did you know that plugging space heaters into power bars and extension cords poses a major fire risk? Space heaters can generate a lot of heat energy, with heating elements sometimes reaching 600 deg F. Power bars and many extension cords are not designed to handle the high current flow required by a space heater and can easily overheat causing a fire. SAFETY TIP: Only plug space heaters directly into a wall outlet.

Lithium Ion Battery Fires on the Rise

Check out this web page: Calgary FIre Department Launches Lithium Ion Battery Safety Campaign. With more and more devices and tools using lithium ion batteries, it is important to learn about how to maintain them. This web page contains some scary pictures and good advice!

If You are Away for a While...

If you are away from your unit for longer than two days, make sure to have someone check on your unit every two or three days while you are gone in case the furnace stops running. A dead furnace can lead to frozen water pipes which can cause major damage to the unit. Having a checker is a general insurance requirement. Everyone should provide Ayre & Oxford with one or more emergency contacts. If a neighbour or passer-by notices a problem in your unit, Ayre & Oxford can get a hold of the emergency contact to expedite a response, if you are unavailable.

Assure Your Insurance

One question that comes up from time to time is the amount current deductible that owners/residents should build into their personal home owner's insurance on their units. Owners/residents should submit the BFL Certificate of Insurance for 2024/25 to their personal insurance companies to ensure they get the right coverage. Some insurance companies want a copy of the Corporation's bylaws. Both documents are available on the Condo Cafe. Because the current BFL coverage carries a $50,000 deductible for water, sewer and flood damage, owners/residents should make sure that their home owner unit insurance covers that amount. 

Window Replacement Update

Many units are waiting for replacement windows under warranty. The company that manufactures the sealed glass units (All Weather Windows) has been slow incompleting their warranty work. Please be patient. The Board is tracking window replacements that have already been requested. When the cold weather arrives (and it will), please check any other windows for a snowflake pattern or an internal smudge, indicating leakage. Take a picture making sure that the snowflake pattern is visible and send it to Ayre & Oxford, clearly identifying the window by location in the unit. If the
window has multiple panes, as in a slider, make sure to identify which pane is in the picture. Please be proactive so that faulty windows can be covered under the warranty period.

Condensation in Cold Weather

While we are on the topic of windows, if you notice a build up of ice at the base of your windows, it is likely because you have too much humidity in the unit. If you have a humidifier on the furnace, ensure that it is set to 30 - 40% humidity. Here is a document with useful information on humidity in the winter.

Store It. Don't Pour It...

This is a reminder to residents to avoid pouring grease and fat down the kitchen sink. It can clog up your unit's plumbing and it can build up in the sewer. In the first case, the unit owner is on the hook for the cost of cleaning the line. The Corporation is responsible for the cost of flushing blockages in the sewer, but this can affect multiple units. Store it (and put it in the compost or garbage) - don't pour it (down the sink)!

Care With Smoking

It is unfortunately common for smokers to toss their cigarette butts in planters, starting major fires. Many planters have peat moss in them. Here is an article from the Canadian Condominium Institute on the dangers of cigarette butts in planters: Peat Moss - Ancient Fuel, Modern Menace.

Rules of the Roadway

The entire roadway in the complex is a fire lane, meaning it must be clear for fire trucks, ambulances and other emergency vehicles. Parking is not allowed on the roadway at any time. Owners need to inform visitors of the rule. We have ample visitor parking for guests. Keeping the roadway clear ensures that we don't violate the complex's insurance policy.

This is an opportune time to remind residents that visitor parking is for visitors, not residents. As well, the roadway is not a speedway. Please slow down. The few seconds you save going 10 kms per hour too fast is not worth the cost of an injury to visiting children and pedestrians who might be on the roadway when you are driving.