Condo Board has condemned our fireplace

[Nicola]

We`ve just received a fax from the condo board at Rockglen in Edmonton saying that "Effective immediately, all owners with original fireplace chimneys are instructed not to use the fireplace until required repairs are made" - they have approved a fine of $5000 for each violation!

Apparently the fireplaces are not to code (though presumably they were when they were installed). This one has a chimney tested to ULC 604 (1000 degrees) and it must be replaced with one tested to ULC 610 (2100 degrees). It is a wood-burning fireplace. It will cost about $3000 to replace.

Has anyone had this experience? Is such a fireplace actually unsafe, and can the condo board do this?

Also, if we do have to replace it, another option is to change to a gas insert ($2500--5000). Which is better (when you have tenants) - wood or gas?

Thanks,
Nicola

 

[gwasser]

QUOTE (Nicola @ Dec 4 2009, 06:46 PM) We`ve just received a fax from the condo board at Rockglen in Edmonton saying that "Effective immediately, all owners with original fireplace chimneys are instructed not to use the fireplace until required repairs are made" - they have approved a fine of $5000 for each violation!

Apparently the fireplaces are not to code (though presumably they were when they were installed). This one has a chimney tested to ULC 604 (1000 degrees) and it must be replaced with one tested to ULC 610 (2100 degrees). It is a wood-burning fireplace. It will cost about $3000 to replace.

Has anyone had this experience? Is such a fireplace actually unsafe, and can the condo board do this?

Also, if we do have to replace it, another option is to change to a gas insert ($2500--5000). Which is better (when you have tenants) - wood or gas?

Thanks,
Nicola


Some condo complexes had fireplaces installed in the 1980`s. When not maintained or when the chimney system is not maintained, over time, this may pose a serious firehazard. The condo board is authorized to issue an order that forbids the use of the fire place as this may endanger the entire complex. However, you could become an active participant in your condo corp and find out what it takes to make the necessary improvements. In many cases, you may find out that the costs outweigh the benefits.

When replacing the fireplace you are also likely required to obtain permission from the condo board to do so. Acting on your own may result in fines and enormous liability. Imagine your fireplace being the cause of a fire in the complex.

Hope this helps.

 

[Nicola]

QUOTE (gwasser @ Dec 5 2009, 01:15 PM) Some condo complexes had fireplaces installed in the 1980`s. When not maintained or when the chimney system is not maintained, over time, this may pose a serious firehazard. The condo board is authorized to issue an order that forbids the use of the fire place as this may endanger the entire complex. However, you could become an active participant in your condo corp and find out what it takes to make the necessary improvements. In many cases, you may find out that the costs outweigh the benefits.

When replacing the fireplace you are also likely required to obtain permission from the condo board to do so. Acting on your own may result in fines and enormous liability. Imagine your fireplace being the cause of a fire in the complex.

Hope this helps.

Hi Godfried,

Thanks for your response. It seems it is not just our fireplace, but all townhouses with the original fireplaces. I`m not sure if it`s a genuine fire hazard, or just that they are now no longer up to current code. We had the chimney cleaned last year, and the chimney sweep didn`t indicate any problems.

It looks like our options (according to the condo board) are:
- tell the tenant never to use the fireplace - though when we marketed it, the fireplace was an added benefit
- have a new chimney installed ($3000) - this is what the condo board wants, I think, so permission is not a problem
- put in a gas insert ($2500-5000)

Unfortunately, I`m too far away to be an active participant on the condo board.

Thanks,
Nicola