Garage Owners'' Meeting Oct 22, 2026

Hayley Common Garage Meeting

Engineering Findings after Inspection in September 2026

October 22, 2026

6:30 pm

TC Centre, ile Des Chenes, Manitoba

Attendees: Patrick Lyttle (HC Board Member), Rae-Lynn Rempel (Recording Secretary), Garage unit owners: 36,28,37&39,9,19,23,13,17,1,12,38,2,5,32,7,20,40,16, and 3

Guests: Aaron Alblas, Prospects Property Management, John Kachurowski, P. Engineer, Kach Jablonski Engineering

Agenda:

1. Call to Order, welcome and Expectations: 6:32 pm

Aaron called the meeting to order. Aaron introduced John Kachakowski and Prem Ameda.

Aaron spoke to the reason for meeting today was to provide the inspection findings with ongoing garage issues and regards to water ingress.

2. General Structural Inspection Findings:

a. John Kachurowski Overall evaluation of framing conditions across all 40 garages.

i. Initial first visit inspection brought about the decision to inspect all 40 garages thoroughly.

ii. During the 40-garage inspection many positive things were found but also some major issues.

iii. Elevation of garages should have been higher, no drainage. Designed like dry storage units rather than garage unites. Root causes of deficiencies.

iv. Total redo in 10-15 years

v. Focus on how to manage the problems until then.

b. Immediate Baseline Maintenance: John’s report included the following

i. Re-anchoring bottom plates with epoxy-set structural bolts, reinforcing stud-to-plate connections, and replacing damaged wooden man-doors with metal doors. This is for all units. Man doors cracked, thresholds were cracked and broken. Studs were loose. Repair with water resistant PVC board and waterproof aqua board drywall and caulk bottom of walls.

ii. Mold removed on the bottom 2 feet. Bottom plate is green pressure treated wood plates. No concrete grade beam. With out slope there is not much else that can be done

c. Targeted Wall Replacements:

Scope of work for Units #10, #11, #15, and #31, including new concrete upstand curbs next spring.

d. The above units require total replacement of wall structure and install a concrete curb about 6” curb and then build from up from there. Replace galvanized studs to waterproof studs

e. Long-Term Capital Strategy:

i. Inspection every 5 years due to managing a problem. Roof will more than likely need to be replaced in 5 years.

ii. Managing water accumulation, daily maintenance practices, and the engineer's 10-to-15-year lifecycle recommendations would be a total tear down.

3. Moderated Open Floor Questions

a. Are we just putting off the problem for a later date? Yes, but collectively as garage owners if you can keep your space dry, it could extend the life of the garage.

b. Funding options – to be discussed later for rebuild. Will garage fees have to increase? Yes

c. Is it smarter to replace drywall with screws only so inspections can be done yearly? Due to fire codes, it must be a complete repair they believe.

d. Repair timeline? – 30 garages can be started in the next two weeks. Use heaters to warm up garage.

4. Next Steps

a. Garage quotes for repair $19,540.50 – vote taken on whether to accept quote was accepted by all attending garage owners. Breakdown of quote as follows:

i. 4 units that need total repair but would be better to wait until spring.

iii. Water table – can a dehumidifier replace the fans? There are no drains so this could not be done. Snow removal, ice damning should be taken care of immediately. Fans that circulate air within the unit but not units that currently in now only create a vacuum.

iv. Would only those pay who have problems? No - all will pay equal no prorated for some. The garage fund is pool for all garages.

v. Engineer did not address outside ingress in gaps. What can be done?

• Not trying to solve the problem, only manage. To solve problem would be total tear down.

• Man doors, can we attach a chain to the current doors? It could work but the doors are cracked and hinges also create cracks. That is why metal doors are recommended.

• Can drive-in drainage trays be a work around? No, it will still keep the water in the garage. Relative humidity will remain - causing mold.

• Anchor bolts – do not help the with the water as they are rusty and need to be replaced.

• Garage 26 – no walls were cut because they inspected from the garages 25 and 27.

• Garage 31 owner – will I also get the drywall replacement? No, because yours will be repaired in spring.

b. Inspection fee cost- $5,140.80

c. When can we start?

i. Prem can start within the next two weeks

ii. Notice Thursday before work starts.

5. Meeting Adjournment 7:36 pm