Condo Living

February 10, 2026 Published by Newfoundland and Labrador Chapter - By Dennis Hughes

Vista Gardens Condominiums: “A little slice of Paradise”

From the CCI Newfoundland and Labrador Winter 2026 Condo Chronicle Newsletter

“Location, Location, Location” It is fair to say that Vista Gardens Condos meet all three of these requirements! This 50+ adult development bungalow-style units, all with a full basement, is located at 292 Lanark Drive in Paradise just outside of St. John’s. Vista Gardens was a phased development con-dominium corp. under Part IX of the Condo Act with a final configuration of four (4) quadplexes, five (5) triplexes, plus one du-plex for a total of 33 units.

All the units are a standard size at 1,020 sq. ft. per floor, and the interior configuration is generally standard as well - with some minor variations based on owner preferences. The layout is open plan and many, but not all, of the basements have been developed to some extent. Vista Gardens was incorporated August 16, 2017 with the last unit completed in 2022. Most of the units are owner-occupied, with a small number (less than 10%) of leased units.

While the outside areas of this development are generally common elements, the owners do enjoy exclusive use of a 10’ X 12’ rear privacy deck as well as one parking space assigned for the exclusive use of each owner. There is a large, and well lit, off-street parking lot with 67 marked parking spaces, including accessible spaces. As for snow clearing, all spaces that can accommodate snow are used first before incurring the expense of trucking the snow away.

Most owners have opted for installation of a heat pump mounted away from the buildings, installed and maintained at the owner’s expense, and greatly enhancing the livability of these units in summer and winter. The efficiency of heat pump systems also contributes to lower heating bills. The by-laws do permit owners to keep household pets, but these pets are restricted to 30 lbs maximum and cannot roam unattended.

One of the attractions of living in Vista Gardens is easy access to the 2.7 km walking trial around Adam’s Pond maintained by the Grand Concourse Authority. Constructed in phases and completed in 2020, the trail boasts an easy grade suitable for all walkers, strollers and wheelchairs alike. A new lookout platform complete with lounge chairs and an outdoor classroom space were added in 2023. https://www.grandconcourse.ca/adamspond- walk-paradise/

Thus, Vista Gardens offers everything that folks who are considering condo living might wish for.

The current Board of Directors consists of five (5) members. The by-laws allow expansion to a maximum of 7 members if required. This Board assumed responsibility from the developer in 2023. At that time, it was decided to proceed as a self-managed development, a least until the Board members had a better appreciation of the volume and complexity of the work involved. The first year was a very steep learning experience as the Board grappled with the many aspects of managing a multi-million-dollar residential development, including the significant logistical, financial, and regulatory requirements. Most of the Directors had little or no experience with a Condominium Board. That lack of experience, combined with the need to gain an understanding of the Board’s obligations, become familiar with the governing documents, and at the same time continue to manage the affairs of the corporation daily, proved to be quite challenging. One of the first actions by the Board was to commission the development’s first annual financial audit. That audit, when completed, provided assurance to the Board that the financial affairs of Vista Gardens had been handled in a prudent and professional manner. The Board is now in the process of developing a Board of Directors Manual, including a Code of Ethics, and an Activity Calendar to codify, for future Boards, what needs to be done, and when, to effectively manage the development. Despite the challenges and driven partly by the high cost associated with engaging a professional management firm, at this point plans are to continue as a self-managed development for the foreseeable future.

Board Meetings are held either virtually, in person at a director’s residence or, on occasion, at a rented room such as the common room at the Paradise sports complex. Our first AGM was held in November 2023 in a rented facility although owners are permitted to attend virtually. This meeting was well attended, and owners were engaged in discussions on a variety of topics. Comments suggest that the owners are comfortable with the way the development is being managed.

Among the many challenges that the Board has dealt with is the effect of inflation on the acquisition of services, particularly insurance and snow clearing. While insurance costs are rising steadily and substantially year over year, snow clearing costs have increased exponentially, leading to a full review of the tendering process to minimize the effect on condo fees. The initial Reserve Fund Study was completed in 2017, primarily based on the developer’s plans. With the rapid increase in the cost of construction during and after the COVID pandemic, the Board felt that it would be prudent to complete a full review of the Reserve Fund Study. That review was completed in the fall of 2023 and, unsurprisingly, highlighted the need for a new long-term funding and investment strategy to ensure consistent and adequate funding for the Reserve Fund. While this may result in an increase in condo fees, owners can be assured that the funds will be available when major repairs or replacement of the Common Elements are required.

From a social perspective, an annual barbeque is held each year on the property and is normally quite well attended. Efforts are underway to look at additional social events, potentially during the winter months.

Like many similar condominium developments, attracting owners to serve as Directors continues to be a challenge. Driving this is the fact that some owners spend a significant amount of time away during the winter and others are at a point in their life where they are either not interested or unable to perform the duties required.

Condo living is much different than owning your own property outright. The concept of being part of a development wherein you are effectively an owner-incommon with 32 others can be difficult to grasp. Education through communication with the owners is required to ensure that everyone is aware of their rights and obligations as part of a condo community.

Dennis Hughes, Chairman, Sam Banfield, Director, Vista Gardens Condominium Corporation