Dear Tony: Our building has two elevators and we have had a history of problems with both of them shutting down and no elevator access for several days. We do not have a cargo elevator, so moves require access to one unit and if the other is shut down we have serious access issues for residents.
We have worked extensively with our service provider to maintain and manage upgrades whenever possible, but now we have a failure that has caused a shut-down of at least 10 days of both units. Most owners are patient but, our council is concerned for the health and safety of residents who have limited accessibility.
Is the strata corporation obliged to have alternate accommodations for persons with disabilities or access issues? We are getting pressure to move some owners to a local hotel until the repairs are done.
Sharon RW
Dear Sharon: My first call would be to your insurance provider to determine if there are is any support for relocation or living expenses where there is a mechanical failure that prevents access to the residences. There are provisions in some policies that cover up to $25,000 per person to a maximum amount where a mechanical failure results in these situations.
The policies do not insure for situations where a strata corporation fails to maintain, repair or service components, but your community has taken all reasonable steps to manage service and upgrades to support your operations. Component failures from a variety of situations may be covered under your policy; however, prior to renewing your policy each year, work with your broker to determine what coverages are available and the conditions that apply.
Determine if there are any limitations such as a minimum time period, what costs are actually covered and how the coverage is accessed. Access for medical appointments, groceries, support services and emergencies are all crucial for residents and emergency responders. If an owner is on the 16th floor with a medical emergency and there are no elevators, responders will be climbing 16 floors with equipment and may require removal down 16 floors.
During emergencies time is critical, individuals with health and accessibility issues should be advised well in advance of the shut downs to enable contingency plans and determine their options for alternate accommodations. At least 30 days notice of the shut downs to all residents is crucial whenever possible.
Our insurance brokers provide a valuable service to strata corporations, owner and tenants. Pick up the phone and find out what coverage and support is in your policies.
Tony Gioventu is executive director of the Condominium Home Owners Association.
