Emergency Preparedness

March 21, 2025 Published by Huronia Chapter - By Debbie Dale, Kirsten Bahlieda

Farewell Winter

From the CCI Huronia Winter/Spring 2025 Condo Buzz Newsletter

The Simcoe area January-February 2025 winter snow accumulation grew week after week creating emergency conditions that stretched the resilience of Board Directors, Property Managers, and trades.

A modern community centre, well-known commercial buildings, and many other properties, had their structures deemed at risk of collapse due to snow load. It mattered not the type of roof (flat, pitched, shingled, tile or metal) as snow loads drifted and wreaked havoc on all properties. Getting the snow off the buildings was an enormous task alongside the logistics of where to move it to once it hit the ground, atop areas that are not usually cleared of snow where six to eight feet of snow already existed. Toss in the insurers’ quasi position that revealed rather quickly their challenge to cover any loss whatsoever from roof leaks related to rapid and precedent setting snow accumulation. Snow removal was deemed a maintenance item by some despite the precedent setting conditions and lack of available trades to handle snow load and ice removals; and, thus, no insurance policy coverage existed under Condominium Corporation Common Element policies. Budgets were stretched beyond the breaking point for many Condominiums that do not normally face roof snow removal costs at all.

Stress and more stress, one snow fall at a time, as snowbelt dwellers watched long term weather forecasts and huddled under snow laden roofs just hoping it would STOP. Orillia and many nearby regions had snow drifts of over nine feet on many roofs and multiple building collapses ultimately ensued. Very few hit the news unless they were notably significant buildings.

Gas vents blocked with snow shut down heat sources. Gas pipes buried in snow were at risk of freezing. Enbridge Gas and propane fuel suppliers struggled right along with the HVAC trades in trying to keep customers warm. Plumbing gurgled as vents were overtaken. Hydro and Bell Canada workers were challenged to reach areas of need. The sidewalks became narrower week by week. And while area managers dealt with all of these life safety risks, some owners lodged complaints that large items had to be carried inside differently due to the volume of snow, roof snow removal had inconvenienced pet routines, and visitor parking was full (partially with snow) on Superbowl Sunday. How one responds calmly to such complaints in a flurry of disaster response tasks is an interesting topic for another time.

Ice dams formed and ice crept up shingles beyond ice and water shield creating leakage into many homes. Some roofers were forced to use chainsaws to cut through the top layers of ice dams and then apply ice melter. In some homes, it was far beyond putting out a large pot to collect water in a living room and turned instead into plastic covering floors, dehumidifiers running, holes place strategically in drywall ceilings to allow water to flow through rather than weighing down sheets of drywall, large garbage bins collecting water and owners setting their alarms to get up through long nights to empty the water rather than have it overflow and trickle to homes below their own. Condominium Owners faced their own insurance processes, and the blame game became a hot potato without a roadmap in place. Snowbirds were particularly challenged in keeping their homes well monitored and some were so worried they returned home early to be on the lookout themselves.

Hiring a trade to remove roof snow and ice was no easy task nor was the large unplanned budget impact a fast decision at Board levels. Insured trades are essential, but the volume of qualified roof trades does not magically increase suddenly when disaster hits. Some roofing trades brought in workers from Toronto and other trades set up nighttime lighting and had crews working in short shifts. This became an event where good relationships with reliable trades became more important than ever for Property Managers. Trades reported receiving calls from homeowners breaking down on the phone begging for help. The emotional toll was a factor that many had not contemplated and the calls to the Property Managers escalated week by week. Owners wanted results and the snow removed forthwith as suspected roof truss cracking noises were scary. A tall order to juggle the priorities – one absurdly high snow mountain at a time.

Snow removal trades locked into bulk service contracts were hard pressed to keep parking lots and private roadways open. Snow piles accumulated in the usual areas on sites and then visitor parking areas became emergency snow storage spaces. The options dwindled week by week as more and more snow fell. Fire hydrants, 911 signs, and more were dug out regularly as snow swirled and buried them repeatedly.

Then a Delta flight crash landed at Pearson International Airport in Toronto closing one of the busiest international airports in Canada for hours. This was preceded by a fifty plus car pileup on Highway 11 which closed that main artery for hours just weeks following the complete closure of the highway due to a precedent setting snow accumulation that landed more quickly than we humans with machines could keep pace. The disasters had a snowball effect, and the Property Management phones were quiet for a while as people contemplated what matters in life. Preservation of life comes first. Property, while certainly important, loses on the priority scale.

It was a winter that many will not forget for years to come and we are only too happy to bid adieu to it as temps hit the double digits by early March. Then the Spring meltdown hit with full force and the volume of snow load on the ground overtook many weeper systems and foundations. From one melting pot to the next, it seemed, the winter of 2024/25 in much of Simcoe was trying, at best.

We hope everyone made it through the blustery and slushy events with hearth and home intact alongside, perhaps, some new relationships formed during crisis that will blossom as life unfolds – wherever your trail may lead you. Don’t forget to do well unto others, and treasure what matters most.

Debbie Dale & Kirsten Bahlieda
MCRS Property Management