In Good Faith

Further to our previous letters, most recently April 22, 2010, given that you have not provided the office with any indication of your acceptance or refusal of unit __, we have assumed that you wish to remain in unit __.

Please be reminded that effective July 1, 2010, your housing charges will increase to full market rent.

We have held unit __ vacant in anticipation of your decision to move, however, given our mandate to cut vacancy losses, this unit will be actively marketed as of today.

Should you have any questions or concerns, please feel free to contact myself.

We thank you for your co-operation.

Sincerely,

XX on behalf of
the Board
XX Housing Co-op

*****

This unit has been empty for almost a year. Why didn't the co-op rent it all this while? The only renovation that had been done to the unit when we saw it in January, was that it had been painted. I've done hundreds of unit inspections in this co-op, as I was Unit Inspection Co-ordinator for many years and Chairperson of the Maintenance Committee for three years. I did an inspection of this unit and sent my observations to the Office Co-ordinator. She was not pleased and wrote me an email stating that she considered the unit rentable 'As Is'. We then took photos of the unit and sent them to the Office Co-ordinator, as well as the other Board members. We didn't hear back from the co-op for over two (2) months.

We received a letter on March 15th telling us to move in two weeks. The letter contained the following two (2) paragraphs:

a. We will accept unit __ with a projected move in date of April 1, 2010 with our move out of unit __ to be completed by no later than April 15, 2010.

b. We do not accept unit __ and understand that given our over housing situation we will find alternative accommodations effective June 1, 2010 and in which case, this shall be our formal notice of cessation of membership at [co-op] as of May 31, 2010.

We did not sign the duplicate of this letter indicating our preference, as we viewed the letter as blackmail. We continued to ask the co-op to repair this basement.

Now the co-op is engaging in a more sinister tactic. Instead of 'us' giving notice to the co-op that 'we will find alternative accommodations effective June 1, 2010', the co-op is 'merely' withdrawing our subsidy. As acknowledged by the Co-operative Housing Federation of Canada (CHF) with regards to senior citizens, eviction will ultimately follow. The process is simple - take away a senior's subsidy, the senior will not be able to pay their housing charge (rent), the senior citizen goes into arrears and the co-op evicts the senior Two (2) months later.

A Board member wrote me an email saying, in essence, that I should be so lucky to potentially live in such a nice unit. The only reason why repairs were done to that unit at all was because I had documented the defects and sent photos of same. The co-op should be thanking me for doing an inspection of that unit, not abusing me.

'In Good Faith', the co-op has not replied to our letters dated February 4th and February 24th, wherein we requested an adjustment to our housing charges based on the actual cost of our utilities, as the co-op suggested we do in their letter dated December 3, 2009. We have also written the co-op on several occasions asking them to give us the Directive from CMHC concerning the overhousing situation in our co-op. To date we have not received same.

Below is an exchange of emails between the Office Co-ordinator and myself, which looking back, has an ironic essence of comic relief:

*****

Dec 8, 2009 at 11:21 AM

Hi - We'd like to pick up the key to Unit __ to see the unit.

Thanks -

Dec 8, 2009 at 11:35 AM

Hi __,

[Maintenance Man] is just finishing up some work at the unit and he expects to be done by Thursday latest, I'll give you a jingle when done,

Thanks,

Dec 14, 2009 at 2:25 PM

Hi - Is Unit __ finished yet? If so, can I get the keys to view it?

Dec 15, 2009 at 12:35 PM

Hi __.

I haven't had the unit cleaned as of yet after the work, but I will get the key from __. Does tomorrow (Thursday) work for you???

Let me know,

Thanks,

Dec 15, 2009 at 1:06 PM

Hi - Tomorrow is Wednesday : ) I'd like to see the unit some time this week. I'm way behind in my Christmas shopping and now [husband] developed a complication. We're waiting to hear from the doctor and most likely we'll have to get him seen to up at the General Hospital.

We need more flexibility if we move - the notice was not adequate and it's in the middle of winter. [husband] can't lift boxes, so I'm mostly it as [son] is in school. If the unit is OK, I would like to transport books, and anything I can put in Rubbermaid totes to move by hand as we don't have a car. We'll only get a small moving allowance from ODSP, so I'd like to move portable stuff so we can get an estimate from a moving company for the larger pieces.

Having a downstairs washroom is essential for [husband] so when [son] moves out, it is imperative that we stay in this unit. Please confirm this aspect of our potential move.

I'm to undergo a medical procedure on January 29th with a follow up on the 30th. Moving on February 1st is not possible. However, if we do take the unit, we will endeavour to do our best to complete the move as soon as possible.

Thanks a lot.

Dec 15, 2009 at 1:41 PM

HI __.

You are right, the week seems long, my clock still says it is 8:25.....

We'll arrange for Thursday, [maintenance man] is around the Park now and I'll get his keys.

I will do whatever I can to help with the move, I'll take a drop over tomorrow and arrange to have cleaners in asap. After they are done (I'll try and arrange for early next week), I'll have [maintenance man] change the locks and have not problem with giving you the keys so you can take time to move. I'll have you sign a "temporary"agreement re: move in purposes.

I can't comitt to the "final move" stipulation. I had a direct "order" from CMHC that [co-op] HAS to address its overhousing situation.... bottom line is from my understanding, the "waiting list" is 10 years long so it may be a moot point, but as you can appreciate those holding the purse strings must be obeyed.

Lets take it one step at a time. Let me know what time is good for you on Thursday...

Thanks,

Dec 15, 2009 at 1:53 PM

OK, around noon on Thurs. is good. Thanks!

*****

Dec 17, 2009 at 12:12 PM

Can we see the unit today around noon? Thanks.

Dec 21, 2009 at 2:09 PM

Hi __ & __

Sorry about last week, can we make it around noon tomorrow (Tuesday)?

Thanks,

Dec 21, 2009 at 2:45 PM

OK - noon tomorrow. Do we go straight to Unit __ or do we pick up the key at the office?

Dec 22, 2009 at 10:47 AM

Hi __,

I was hoping to go with you at noon, so I can drop over. However, I have an "urgent" matter that must be attended to. Call me around 11:30 and if I am still tied up you can pick up the keys here, otherwise [maintenance man] and I will meet you there.

thanks,

*****

Tue, Dec 22, 2009 at 12:53 PM

Hi __

Further to our conversation, please view the unit at your leisure.

As I indicated, it has not been professionally cleaned as of yet. You have the only key to the unit at this time.

If you and [husband] are agreeable to accepting this unit with effective move in of Feb 1 2010, then please confirm with me. I can be reached here at the office for a little bit, but then you can reach me at my cell __ or my home e-mail __.

As discussed, the office will be closed until the 4th of Jan. Our President, XX in unit __ and our Secretary XX (unit __) are to be contacted with any EMERGENCIES during the closure.

If you let me know that you would like the unit, I can try and arrange to have our professional commercial cleaners come in to do the job prior to your move in. We currently use __, and my contact is __, I could set this up and have him contact you at __ to arrange for pick up of keys from you at unit so they can clean.

Let me know,

Wishing you and yours the very best for the Holiday Season, if there anything else I can do let me know.

Dec 22, 2009 at 2:16 PM

Hi __ - We went to see the unit and did a walk around with XX with whom I used to do unit inspections. Here is a preliminary list of what we observed:

* The kitchen/hallway tiles are chipped. The powder room tiles are disgusting. Requires new linoleum.

* Stove hood needs replacing - rusted, full of grease.

* The living room parquet flooring needs refinishing. It is really scoured and bare in places.

* There is no lock on the living room window.

* Both bathroom fans need replacing.

* There is a black toilet seat in the upstairs bathroom. The sink upstairs needs to be changed - completely rusted out. Downstairs powder room sink needs new seal.

* The basement walls are full of graffiti.

* Basement floor has white crystal condensation over cracks in the floor. We are asking that the floor and walls be painted.

* There was no heat on at all in the unit - we turned the thermostat up to 15c.

We would like to take the unit. However, we couldn't move in by Feb. 1st. The unit should be cleaned, even over the holidays if possible. We are around a lot and could make the arrangements with XX.

It seems as though [maintenance man], or a co-worker of his, left a pair of jeans and a t-shirt in the powder room.

*****

Jan 3, 2010 at 11:52 AM

Hi __ - [Husband] and I did one more walk around in Unit __. I'll combine our observations from the first inspection and the latest one:

* Exterior window frames rotting - devoid of paint.
* Front concrete step deteriorating - large gap between step and driveway. Presents a hazard.
* Downstairs powder room sink needs new seal.
* The kitchen/hallway flooring need replacing.
* Fridge veggie basket needs replacing.
* Stove hood needs replacing - rusted, full of grease.
* Stove burner liners need replacing.
* Please check living room window lock - we found part of it on the floor.
* The living room parquet flooring needs refinishing. It is really scoured and bare in places.
* Bathtub needs regrouting - new toilet seat required.
* The sink upstairs needs to be changed - rust approx. 3" across, bulging & bubbling inward.
* New floor track required in linen closet.
* New upper bathroom door handle needed.
* Both bathroom fans need replacing.
* Pellet gun hole in window of Master bdrm.
* Lock on right side of window of Master bdrm. is broken.
* Window glass in 2nd bdrm. broken in two.
* All floor vents are filthy. Vents need to be professionally cleaned. A volunteer should be in attendance when this work is done to ensure that the proper method is employed.
* Kitchen floor vent mounted on baseboard needs replacing.
* There is a lot of graffiti in the basement which is difficult to paint over. It needs to be sealed first and repainted.
* There was no heat on at all in the unit - we turned the thermostat up to 15c.

There is, however, a structural problem with the unit and that is:

* The basement floor is cracked all over showing water staining and efflorescence (white powder). This is caused by hydrostatic pressure under the floor. There is a sump pump in the unit, therefore the weeping tile around the unit should be inspected by a qualified engineer. This structural problem also creates a damp moldy basement - a health concern for the whole unit.

The co-op has had weeping tile/foundation problems in the past. The co-op office building's basement floor heaved and flooded because of hydrostatic pressure. The foundations of Units __ and __ were excavated to upgrade the weeping tile system. XX oversaw this work. These three units have sump pumps. Our unit was excavated on two sides to fix two large cracks in the walls of the foundation.

The interlocking floors upstairs are a great improvement over carpeting from a sanitary point of view. As well, they are very pleasing to the eye. The unit is very cozy in light of the work that has already been done in there.

Thanks a lot - be in touch soon.

Jan 4, 2010 at 2:17 PM

Hi __ & __,

I haven't heard back from you and when I tried to call earlier today your line way busy.

Can you please advise at your earliest whether you are accepting __???

Best for the New Year,

p.s. I will be leaving office shortly to do Jan 1 deposit,

Jan 4, 2010 at 3:11 PM

Hi __ - I wrote you two emails. They in the bundle of emails we wrote back and forth before Christmas. My emails are dated December 22nd & Jan. 3rd. In any case, here is a copy of the email I sent on Jan. 3rd sent to __ c/o gmail. [Emails follow]

Jan 4, 2010 at 3:21 PM

Hi __,

Obviously you have some difficulty with taking over the unit effective Feb 1; I have forwarded this on to our Board, for as you know, we have been advised that we must address our over housing situation. I felt that the unit was rentable as is but it does need some attention as all units do in the Co-op. I will take your comments as you do NOT accept the unit for your occupancy as of Feb 1. I will ask the Board what the next step is from here.

Thanks,

Jan 6, 2010 at 3:47 PM

Dear __ - Here are some photos we took of Unit __. I'll send a few more in another email.

We never received notification from the previous board to downsize. In fact, we notified the co-op that [son] had moved out and that when [husband's] health permitted, we would move.

We have the key for Unit __. You can contact us at any time.

Thanks

*****

Jan 6, 2010 at 3:56 PM

Dear __ - Here are two more photos. We didn't take photos of the oak parquet flooring, but it is severely pitted, scoured and needs refinishing. There is a large gap between the concrete front step and the driveway which presents a hazard. We were unable to do a complete outdoor inspection because of the snow. The basement floor has dozens of cracks with active evidence of water and the resultant efflorescence.

Strangely enough, we did like the unit - mostly upstairs I guess and the layout of same. I might add that the linoleum is very discoloured as you can see in the bathroom vent photo.

Sincerely -

*****

After we sent the photos, we didn't hear back from the co-op until March 15th - over two months later!

*****

Mar 18, 2010 at 12:53 PM

Hi __ & __,

I am going down to unit __ now. The only remaining thing that XX needs to do is to refinish the parkay. He expects to have this done tomorrow latest,

He will drop off the keys for you tomorrow and you can return them to the office mail slot when done,

Thanks,

Mar 22, 2010 at 12:36 PM

Dear __ - We are pleased for the most part with the repairs done to Unit __ and we thank the co-op for that. You stated in your email dated March 18th, that XX was going to refinish the oak parquet floor on Friday. The floor has not been refinished. We attach photos of same. The living room floor must be professionally sanded and refinished, not just a coat of varathane applied by our maintenance man.

We note that the cold air return vent on the upper floor had not been removed, therefore we conclude that while the top part of the ducts were vacuumed out and the sleeves painted beige, the duct work had not been professionally cleaned.

The kitchen cupboards have not been cleaned. The doors are sticky and the shelves crumbly. The broken vegetable basket in the fridge has not been replaced.

The front door weather stripping needs replacing as do the plastic transition plates for both the front and back doors.

The leaky basement has not been repaired. In writing, please advise us when the co-op will do this work.

Thank you.

Mar 22, 2010 at 2:58 PM

Hi __ & __:

Thank you for your response. As I indicated previously, this is a difficult decision for your Board to take. I note that you have sent your concerns regarding unit __ to the Board and I will co-ordinate a response with their input.

Again, I would like to apologize should you have viewed my letter of March 15th as bullying. In this respect, I would like to clarify one point brought to my attention by a Board member. There was not an intention to "evict", the Board's mandate is that any member is at liberty to remain in occupation of their unit, provided however, overhousing is addressed and the members are agreeable to paying full market for their unit to alleviate our subsidy shortfall.

I will await the Board's reply to your concerns and advise you accordingly,

*****
Apr 22, 2010 at 2:45 PM

Dear __ & Board Members - [Husband's] having cataract surgery on May 12th. He will not be able to lift anything for 6 weeks after the operation. In addition, he is awaiting major surgery in Kingston. I am recovering from surgery myself and await pathology results which could result in more surgery.

The basement in Unit __ has not been repaired. __ (maintenance man), merely painted over the efflorescence and water stain marks. The efflorescence is showing through - we took photos of same.

The unit has been unoccupied since last summer. Since that time there has been a lot of water accumulation from cracks in the basement foundation. You have not indicated to us when the basement will be repaired. If the co-op does not repair this basement, it will affect the integrity of the whole row of houses.

Aside from the chances of being electrocuted, we will not be able to store anything on that basement floor. Anything which comes into contact with this damp, wet surface will develop mould and the problem will expand exponentially affecting our health and our belongings. We sent the photos of the basement leaks to several foundation repair contractors and they have confirmed that this basement needs immediate repair. CMHC's site also confirms this.

In my email to you dated March 22, 2010, I asked you for a copy of CMHC's Ministry of Municipal Affairs and Housing Guidelines giving the co-op direction to deal with the over housing situation To date we have not received a copy of same.

We wrote the co-op on February 2, 2010 [correction - 4th] and again on February 24, 2010 asking for an adjustment to our housing subsidy based on our actual utility costs. We also asked that our subsidy be reviewed once [husband] transitions to Old Age Security at the end of May, 2010. To date, we have not received a response to either of those two letters.

You stated to us that we will lose our subsidy by May 31st, if we do not accept Unit __, which is presently sub-standard. We have no plans of being homeless once [husband] reaches the ripe old age of 65 and in the midst of medical treatment.

Please indicate, in writing, when the co-op intends to fix this leaking basement. Once the basement is fixed and the living room floor refinished, we will negotiate a move in date taking into account our medical interventions.

Photos of active water intrusion in Unit __ attached.

Sincerely -

*****

The co-op decided that there is and never has been a problem with active leaks in the basement and has tactically chosen to retract our subsidy and inevitably evict us.

All in the name of GOOD FAITH!

'As Is' Floor

These are photos of the oak parquet floor in the unit being foisted upon us. The co-op has chosen not to refinish this floor, yet has refinished floors in other units, including a Board member's. The onus would be on me to pay for refinishing this floor - for wear and tear and/or damage which I did not cause.

'As Is' Yards

These are the back yards of the units which we, and another couple in the co-op, are being ordered to move into. You would think that the co-op would have had the decency to clean out the back yards and to fix hazardous decks and/or stairs.

CMHC Fact Sheet - Basement Leaks

Renovating a Home > Renovation Fact Sheets > Renovating Your Basement — Moisture Problems The following fact sheet is part of the About Your House — General Series Common Situations Moisture is the most common problem in basements — either entering from outside sources or being produced inside by the occupants’ activities. The soil around the walls can contain a large amount of moisture from surface water that is seeping down or from a high water table. Water can find its way inside by gravity or through a crack or flaw in the water protection layer of the foundation. Water can also be pulled up by a “wicking action” or “pushed up” by hydrostatic pressure from the soil under the walls or floor. In the summer, warm moist air from outside can enter the house and lead to condensation on the cool basement walls or floor. Daily activities also produce moisture that can be trapped inside the home. Basement moisture problems often include: Foundation cracks that leak. Standing water. Efflorescence (white, chalky stains). Wet decaying wood in contact with concrete. Damp or moldy walls or floor. Condensation on windows, pipes and other fixtures. Wet insulation. Moisture damaged finishes. Musty or damp carpets. High humidity. Stuffy, damp smells. House as a System A house is much more than just four walls and a roof—it’s an interactive system made up of many components including the basic structure, heating, ventilation and air conditioning (HVAC) equipment, the external environment and the occupants. Each component influences the performance of the entire system. A renovation provides an opportunity to improve how your house performs. Basement moisture problems can have a huge effect on the durability of the entire house structure and on the indoor air quality (IAQ) throughout the house. Avoid Surprises Moisture problems are caused by a buildup of a variety of water sources. Whether it comes from surface or ground water that leaks in, water that wicks up or water vapour that condenses, it must be controlled. The easiest way to control moisture is to stop it from coming in and to exhaust the water vapour produced in the house to the outside. Here are some of the likely situations that people encounter. However, every situation is unique. You may need to hire a qualified professional to do a thorough investigation, find the moisture problems and suggest the best solutions. Foundations Does water leak in through cracks in the foundation wall or floor? Is there a complete concrete floor? Patch small cracks from inside with cement-based material or use an injection-type foundation repair system. Fill large cracks from inside (and outside if possible) with “hydroscopic material that expands as it dries. Consult a structural engineer or basement specialist concerning multiple, severe or expanding cracks. Install a concrete floor over a sealed polyethylene moisture barrier. Water may penetrate cracks, continue to deteriorate the existing house, affect IAQ and any proposed renovations. Severe or active cracks may be an indication of future structural problems or even present unsafe conditions Without exterior protection and drainage, water will eventually find its way inside. Dirt floors are a huge source of moisture and soil gases. Existing problems
	Are there any white, chalky stains (efflorescence) on the walls or floor? Are there any black, white or green mold stains or fuzzy growth on the walls or floor? Are there any wet or decaying wood windows, sill plates, columns or beam ends in contact with concrete? Are floor tiles lifting? Are carpets damp or musty? Is there any wet insulation, framing or moisture damage on finished walls?
	Provide better drainage and dampproofing to the outside. Efflorescence indicates water evaporation of moisture that has wicked through the foundation wall. Clean up mold according to CMHC guidelines. Remove the sources of moisture. Replace decaying wood. Provide a capillary break between wood and concrete. Seek professional advice as damage may compromise structural strength. Damp concrete causes lifting floor tiles and damp carpets. Improve foundation drainage. Install a polyethylene moisture barrier over the concrete floor as part of a retrofit floor system. Replace carpets with hard surface flooring. Remove wet insulation or finishes. Fix the moisture source before refinishing.
	Continued efflorescence is a sign of ongoing moisture problems. Some molds are toxic. Clean up must be done carefully to avoid health hazards. Wood in contact with concrete will continue to decay and will eventually result in structural problems. Tiles won’t stick to damp floors. Damp carpets will continue to be a haven for dust mites and mold. Materials that are wet from any source (leaks, capillary action or condensation) will get moldy and decay, leading to unsightly finishes, durability problems and hazards to health.

This Is A Crooked House

April 22, 2010

Dear Member (s):

Re: Internal Move Request

The Board of Directors met last Thursday to address governance and management issues as XXX Co-operative.

One Issue on the Agenda was the Board's request that in order to address the directive of over-housing, they do require your definite response to the offer to move to Unit ___.

The first letter from this Board regarding this matter was delivered to you on or about December 3, 2009 at which time you were requested to verify your acceptance and to complete the move by February 1, 2010.

As evidence of good faith, the Board permitted you with an opportunity to view the unit and also to provide you with access by no later than January 15, 2010 to assist in an easy transition move.

During your initial viewing, you advised the office of a number of concerns. The Board again met to consider your concerns with the move and directed the office and maintenance staff to address issues outlined in your letter. The Board did attend the unit to view same and also had our maintenance staff investigate the issue of "basement leaks." I personally contacted the previous member and was advised that during her and her family's tenure, there were no issues as to leaking in the basement and there was no moisture detected during our recent inspection.

The Board acknowledges that you have now advised that [wife] was scheduled for surgery during mid-April. The Board certainly appreciates your current situation and have looked at how to best balance your requirements as members and the CMHC overhousing situation.

The Board has delayed your move on a number of occasions to address your concerns and your health situation but is in the position of having to address this mandate at this time. If there is anything that the Board of Co-op can do to assist in this process please let the office know.

Unfortunately, however, the Board is left in the position of having made the initial offer to yourself on or about December 3, 2009, they do require a decision on your acceptance of unit ___.

Your acceptance or refusal should be delivered to the office by no later than Tuesday, April 27, 2010. The offer for the internal transfer is to be effected by May 15th (Saturday) 2010. Keys to the unit would be made available to you on Monday May 3, 2010 to give you additional time to effect the move in an orderly fashion.

To clarify, you are at liberty to continue occupancy of unit ___ until May 15th, 2010. Also, we wish to be clear that you are at liberty to continue occupancy of unit ___, provided however effective JULY 1, 2010, full market rent would apply to the four (4) bedroom unit.

Should you have any questions or concerns, please feel free to contact myself.

We thank you for your co-operation.

Sincerely

XXX on behalf of
the Board
XXX Housing Co-op

And We Are Forced To Walk The Crooked Mile

The Cover Up

BEFORE

AFTER

The Co-op is emphatically stating that there has never been a problem with this basement floor. That is after the maintenance man painted over the active leaks. The basement has active leaks like this all over.

This is a sub-standard unit. Aside from the possibility of being electrocuted, if we place things on the basement floor, our possessions will become mouldy and the risk to our health will increase exponentially. Who will pay for the damages? Not the co-op! Our insurance company will not pay for damages in light of the fact that it was a 'pre-existing problem'.

The Co-op is giving us an ultimatum - take the unit by May 15th, or you will lose your subsidy on June 30th. Does this sound like blackmail to you? I am recovering from surgery, my husband is scheduled to have surgery in May. He will soon become a senior citizen and we might well be homeless shortly thereafter if we lose our subsidy. Need I say more?

Threads

The last time I quilted was over a decade ago. At that time quilts were quilted mostly by hand. I have now set out to finish quilts, which I had started so many years ago. I can't say that I have re-entered the world of quilting, because that would be a misnomer. Quilting, though, has now become a very hi-tech world, with machines costing upwards of $40,000. Gone are the days of drawing out a quilt pattern on a a quilt top. Now you set a program in your computerized sewing machine with your quilt's dimensions, preview it and away you go. The machine does it all by itself.

As I am a complete novice when it comes to machine quilting and do not possess a fancy know-it-all machine, I sit here doing and undoing stitches, smoothing out the fabric beneath my finger tips and the fabric speaks to me. I cannot let it go. It calls and calls and I go back and tend it some more. There is something so comforting in hand quilting - it's hard to put into words. My soul speaks to my hands and my hands express themselves on the canvas, which is my quilt. It's a language unto itself.

I don't know if this quilt will be embraced for the soul that it has become. All I can do is trust in the spirit of creativity and hope that whoever wraps themselves in this quilt will feel the love within it. I say this from a writer's heart one stitch at a time.