Maintenance and Repairs

November 12, 2025 Published by Golden Horseshoe Chapter - By Jason Truman, Tony Noce

Boiler Replacement in Condominiums: The Case for Following the Full Restoration Process

From the Volume 25, Fall 2025 issue of the CCI GHC Condo News Magazine

When it’s time to replace boilers in a condo, it’s not as simple as just swapping in new equipment. These systems connect to so many parts of the building that small mistakes can turn into huge bills and even safety issues. With today’s tighter economy and rising condo fees, it’s natural for Boards to look for ways to cut costs, but boiler projects aren’t the place to pinch pennies. Going straight to a contractor or doing a like-for-like swap might feel easier, but those shortcuts usually miss hidden risks and opportunities.

A smarter approach is to follow a structured restoration process with a trusted engineer. This not only helps strike the right balance between upfront spending and long-term performance but also keeps the Board in control of the process, armed with better knowledge to make informed, confident decisions.

Step 1: Condition Assessment / Pre-Design Review

This first step is the foundation of success. During the condition assessment, engineers evaluate not just the boilers, they evaluate the entire system including pumps, piping, expansion tanks, storage tanks, controls, and code compliance. Unlike contractors, who are often narrowly focused on fixing immediate problems or swapping out components, engineers provide a big picture assessment with options and recommendations that support the long term health of the system and the corporation. The following examples show why the engineer’s role is so critical in projects like these:

Case Study Highlight 1: Although domestic hot water boiler replacement was recommended by a service contractor, engineers discovered that they were in fact still serviceable, however, the hot water storage tanks were corroding and undersized, creating a risk of flooding and inadequate domestic hot water supply. The contractor recommendation did not comprehensively address the root cause or the shortcomings of the system.

Case Study Highlight 2: In many cases, domestic hot water boiler replacement is recommended by the contractor without the addition of thermostatic mixing valves as required by code. The boiler installation is completed, but not code compliant.

These findings underscore the risk of bypassing this step. A contractor focused solely on boiler replacement might overlook broader system concerns, while an engineer brings an independent perspective and holistic approach, ensuring the system is correctly sized, compliant with Ontario Building Code and applicable energy standards, and designed for reliable, long-term optimal performance with equipment selected for the specific application.

Step 2: Bid Documents and Specifications

Once the assessment is complete, engineers prepare formal bid documents. This step turns broad recommendations into precise technical requirements and clearly defined scope of work supported by engineered drawings and specifications. Without this, Boards often end up comparing vague contractor quotes that leave the corporation exposed to cost overruns, restrictive contract terms, inconsistencies in proposed equipment and scope, and non-compliant installations due to ever-changing codes and standards.

Case Study Highlight: Condensing boilers can reach efficiencies of 98%, but only if integrated correctly with system piping modifications, controls, and proper application. In one case, a contractor installed high efficiency boilers without proper modifications or controls, and as a result they operated at nearly the same efficiency as the older mid efficiency models with no benefit to the client. An engineer-designed package ensures those efficiencies are realized rather than wasted.

Step 3: Tendering to Qualified Contractors

Tendering introduces competition and transparency. Engineers prequalify contractors, conduct site meetings, and prepare addenda to clarify questions. The result is clear bids that can be independently analyzed for cost, proposed schedule, and quality based on a defined scope of work allowing bids to be compared on ‘apples-to-apples’ basis.

Case Study Highlight: A building’s service contractor quoted $480,000 for boiler replacement. Through a formal tender, six qualified contractors bid on the same scope. The lowest compliant bid came in at $360,000—a savings of $120,000. Additionally, the engineer secured $30,000 in energy rebates.

Tendering routinely delivers both savings and confidence that the corporation is not overpaying. It also provides the Board with documented proof of due diligence, aligning with the Condominium Act, 1998.

Step 4: Construction Oversight

Finally, during construction, engineers act as the Board’s independent representative. They review shop drawings, conduct site visits, chair pre-start meetings, and certify payments. They also ensure contractors adhere to specifications, maintain schedule, provide proper close-out documents, and honour warranties.

The Condominium Act: Due Diligence in Action

The Condominium Act, 1998 (s.37) requires directors to act honestly, in good faith, and with the care, diligence, and skill of a reasonably prudent person. For major capital projects, that means more than taking a contractor’s word. It means obtaining independent professional advice, exploring options, and documenting decisions.

Boards that follow the restoration process can demonstrate to owners that they met this standard. Those that skip it expose themselves to criticism, or worse, liability, if problems arise later.

Thinking Beyond Today: Long-Term Benefits

Capital cost projects are never easy for Boards. Owners naturally focus on upfront price tags. But as the case studies show, engineering-led solutions frequently save money in the long run. Energy-efficient boilers cut gas consumption, rebates offset upfront costs, and properly designed systems reduce maintenance calls.

Equally important, these projects help protect the reserve fund. Unplanned equipment failures almost always cost more than scheduled replacements. With energy prices continuing to rise, investing in efficiency upgrades today is an investment in the corporation’s long-term financial health. At the same time, ensuring quality design and installation helps avoid costly mistakes and ensures that every dollar spent delivers value to the owners.

Conclusion: A Responsible Path Forward

Boiler projects are a big deal, and not something to rush through. By sticking to the Restoration Process, Boards can keep control, avoid surprises, and make sure the system is designed properly, priced fairly, and built to last. The result isn’t just a new boiler, it’s a reliable, efficient setup that will serve the community for decades.

At the heart of it, this process is about more than equipment. It’s about the Board showing owners that their money is being spent wisely, that decisions are made with care, and that the Corporation’s future is protected. Done right, a boiler replacement becomes less of an expense and more of a smart, long-term investment in the building.

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Authored by Jason Truman, P.Eng and Tony Noce, P.Eng at Edison Engineers Inc., drawing on our experience supporting condominium boards and property managers through major capital projects.

Jason Truman, P.Eng. is the founder and President of Edison Engineers Inc., bringing over 30 years of engineering and construction expertise to the condominium industry. A Professional Engineer, he has worked extensively with condominium Boards and Property Managers since 1998, helping them navigate Reserve Fund Studies and Building Restoration Projects with practical advice and a hands-on approach. Passionate about educating, engaging, and empowering his clients, Jason simplifies complex engineering and financial planning, making capital repair projects smoother, smarter, and maybe even a little enjoyable.

Tony Noce, P.Eng., LEED AP, Senior Manager of Mechanical and Electrical at Edison Engineers Inc., brings over 30 years of expertise in building services engineering. He has led a wide range of projects across commercial, institutional, industrial, and residential buildings, focusing on efficiency, sustainability, and technical excellence. Tony enhances Edison’s mechanical and electrical team, ensuring practical and innovative solutions for our clients.