Gotham | 53m | 17 fl | Completed

[Ide]

Originally Posted by ServiceGuy

That is not correct. A flashlight to inspect a den with no lighting is allowed. A flashlight held against the drywall to expose "defects" is not. Levels are allowed but each finishing trade has specific tolerances- all of which are specified in the Tarion guidelines. Tape measure definitely allowed. I am one that deals with PDI lists on a regular basis and I would say Tarion is pretty balanced between builder and purchaser these days as far as individual units go. Common area issues I am not as experienced with.

Thanks ServiceGuy for the clarifications. I will bring them whenever my PDI is scheduled. As someone who did a lot of PDIs, do you have any other hints to share about PDIs or about Tarion? It would be very munch appreciated.

[kwoldtimer]

Originally Posted by Ide

Thanks ServiceGuy for the clarifications. I will bring them whenever my PDI is scheduled. As someone who did a lot of PDIs, do you have any other hints to share about PDIs or about Tarion? It would be very munch appreciated.

When I did my condo inspection a few years ago, I took along a little plug-in night light and used it to check all the electrical outlets in my unit. The builders agent may have thought it a bit odd, but I found three outlets that were not working (two just poorly installed, but one a wiring issue). It saved me hassles after moving in, imho.

[canabiz]

Bring at least 1 other person with you for an extra set of eyes and a camera (or you can use your cell phone if it has a good camera) to snap some pictures.

Good luck!

[ServiceGuy]

Originally Posted by Ide

Thanks ServiceGuy for the clarifications. I will bring them whenever my PDI is scheduled. As someone who did a lot of PDIs, do you have any other hints to share about PDIs or about Tarion? It would be very munch appreciated.

Certainly... I am not a Tarion expert but I have worked with three different highrise builders in Ottawa and have serviced an awful lot of PDI lists over the years. I would estimate that 90 % of complaints are paint and drywall issues. They can make the purchaser the most unhappy and also the hardest for a builder to get "perfect". A lot of different opinions, personalities, and peeves play a part but the good news is it's relatively uninvasive to work on even after closing. Remember that condos are very much an assembly line type build process so finish should be good but not necessary perfect. If you walk through the room and can see an issue - that is not right. If you have to get closer or hold a light a certain way - you are over doing it.

One point many people (and builders) miss is that the PDI is not a request for service. It is intended simply to record the condition of the unit when you viewed it. It must be significantly complete to qualify as a legit PDI but there can be a few items unfinished. When I used to prep a unit for PDI I would leave a post it note if something was missing so the purchaser knew we were on it and aware. "Granite broke during delivery", "Damaged door, replacement ordered", "Elevated tile to be changed", etc... Use the PDI to list damages, things that are missing, incorrect, incomplete, or any workmanship issues. You are not required to sign the PDI but if the unit is ready for inspection the builder can sign off on your behalf (not a request for service remember).

24 Hour Damage Report is the important one. Within a day of closing you must provide the builder with a list of any and all damages you find. This isn't design or workmanship issues - it's damages. Check your hardwood carefully. Any chipped or cracked tiles? Granite or cabinet scratches? Scratched kitchen sink? Any damage you find after this point that has not previously been recorded is not warrantable. You might have done it moving in for example.

Unless you are very unsure do not bother with an home inspector. Most are familiar with residential building code where as condos are commercial code. Also with a condo what you see is what is included in your warranty. There are no attics to crawl around in or foundations to check. Suite entry, windows, balcony, electrical & plumbing delivery systems, storage, parking, etc are all considered private use of common areas and will be covered at the building level. Your lender may require one but if a home inspector walks in and removes the electrical panel cover (which is illegal BTW) it's just for show. Anything in the panel is not part of your warranty process.

[ServiceGuy]

Originally Posted by jcphoenix

If it's required by the city, it's obviously an essential bare minimum thing needed and the fact that after having built countless condo buildings, they still don't have their — together enough to figure out what those essentials are speaks volumes.

I would say mostly you are correct JC. Most of the issues involved are complicated but are all Ontario Building Code issues. The hardest part to get passed is the life safety system - fire alarms, sprinklers, air make up, etc. Most of this stuff is consistent across Ontario but there are parts that a Toronto developer might drop the ball on given Ottawa does have some different specifications. Windows are one example were what they use in TO do not qualify in Ottawa due to the colder temps. I have also heard through the grapevine that multiple contractors have been used for same trade installs which would also mix up the pile a bit. Simply my opinion on all this but I think Gotham buyers will eventually end up with a very good quality condo in the long run but you may have to endure a ton of BS to get to that point.

[Catenary]

Originally Posted by kwoldtimer

When I did my condo inspection a few years ago, I took along a little plug-in night light and used it to check all the electrical outlets in my unit. The builders agent may have thought it a bit odd, but I found three outlets that were not working (two just poorly installed, but one a wiring issue). It saved me hassles after moving in, imho.

A better idea would be an outlet tester, which quickly lets you know if the outlet is wired correctly and grounded. They're $4 at Princess Auto, and available other places as well.

[jcphoenix]

ServiceGuy - I'm hoping so as far as the long-term quality goes. Having walked by the building a couple times again on the weekend, I have to say I'm still very pleased with the exterior of the building as far as the finishes go - the brick and the glass and framing are all working together really well and exceed the renders for me in contrast to some of the other projects in Ottawa that have disappointed from their renders to their final form. I'm also happy to see a garage door in place though as my boyfriend pointed out, it's a rather sloppy install with the middle portion at the top looking like it sags down. At this point though, I'll take that (for now) if it means getting into the building faster hah.

-----

I've been told that inspectors are onsite still right now. We will most likely know by end of day today but there is a possibility we won't know till tomorrow morning regarding Wednesday occupancy.

[jcphoenix]

This wait for any word/update is killing me...just give us some indication or heads up dammit!

[jcphoenix]

We are informing you of a new delay in occupancy of your suite. Due to some unexpected and additional items identified as required for occupancy by various City Inspectors today (that will take an additional number of days for the site to complete,) we are giving you a revised firm occupancy date of 8 April 2015.

We are working very hard to ensure that your suite is complete in a timely fashion at a level of style and quality that we envisioned. With the new and unexpected requirements clearly identified by the City, and the site working diligently, we believe there should be no more extensions beyond this one.

Occupancy date notices will be going to each of your lawyers in the next few days.

NOTE: if you have already been to your lawyer and provided occupancy closing paperwork and cheques; there is no requirement to return and revise anything as you will be credited on final closing for any over payment on the initial occupancy.

If you have any questions or concerns, please contact Debbie MacDonald via email at [email protected] or by phone at 416.368.5262.

[awesomearien]

So I got an email.. delayed till April 8th.

[Manny12]

Originally Posted by awesomearien

So I got an email.. delayed till April 8th.

What was the date before April 8th? Last week I was pushed from April 2nd to April 7th.

[awesomearien]

Originally Posted by Manny12

What was the date before April 8th? Last week I was pushed from April 2nd to April 7th.

Our unit is on 3rd floor and the occupancy was April 1st

[jcphoenix]

Again...Ide, Orrd, and I will be at the Minto Place meeting at 5:30pm tomorrow if any other owners want to join us.

LETTER TO LAMB DEVELOPMENT

Hi Debbie,

Yes, I have a concern about this being the 8th delay since the first firm occupancy date of November 28, 2014.

I have a concern that I've been living out of a hotel for the past two months and going since the supposed week and a half delay back in January and have been leaking money due to Lamb Development's incompetence. At what point do you stop blaming every trade and the inspectors and own up and actually apologize for what your company has put us owners through?

I have a concern that your company has been completely horrific at keeping us up to date with each update and letting us know the status of the situation until the very last minute.

I have a concern that we're sent form letters that are exactly the same week after week telling us next to nothing and trying to placate us with insultingly laughable ideas like "We are working very hard to ensure that your suite is complete in a timely fashion" or "we believe there should be no more extensions beyond this one." That's been said for almost every single one of the delays. At what point do you just own up to the point that you are way past the point of delivering our suites on time?

I have been told by another owner that Lamb Development informed his lawyer that they will not compensate us owners for the Tarion amounts we are owed (and that's really a minimum, to be honest) on closing. That is frankly insulting. It shows your company couldn't give a — about what you've put us owners through. I'm not the only owner living out of a hotel right now. I know of an owner who is living on his friend's couch due to your last minute notices.

Please forward this on to Mr. Lamb so he knows just appalled I am at the way he is treating all of us who bought into his —, hook, line and sinker. He should be taking ownership of his mistakes and communicating directly to us owners, not hiding behind form letters and pointing fingers at everyone else.

[awesomearien]

Originally Posted by jcphoenix

Again...Ide, Orrd, and I will be at the Minto Place meeting at 5:30pm tomorrow if any other owners want to join us.

Count me in!!!!

[jcphoenix]

Originally Posted by awesomearien

Count me in!!!!

Awesome.

Also Manny12 - I would expect another delay to be inevitable for you as I think you're on a slightly higher floor and have been one day or more behind the first batch several times in the past. I'm pretty certain awesomearien and I are in the first move-in batch of the lower floors.

[jcphoenix]

Sooo

One of my friends has been following my posts on Facebook and sent me a message.

She used to work at CBC Ottawa and has messaged some of her reporter friends, putting some feelers out in case any of them are interested in picking up the story.

Also asked if I'm willing to talk about it - I am although I personally don't feel the most comfortable on camera usually hah. She's not going any further if I'm not interested.

I told her I would get some input from other owners. So, thoughts?

[Orrd]

[email protected] is Brad Lambs email. I'm sure now he screens it and simply deletes them all rather than having to deal with purchasers. After all, if you've already bought a unit - why would he communicate with you? He's got your money and couldn't care less about you or the product at this point, I'm sure.

How about this for frustrating? Marisa of course neglected to contact us throughout last week despite my emailing her multiple times (shocking!) and decided that Saturday was the right time to grace us with a communication, asking for a PDI before Wednesday. After telling her that it really isn't a possibility on this short of notice she bullies us and says that if we don't comply she will just do the PDI without us.

Lamb has no problem delaying occupancy on a weekly basis for months on end, but can't adjust our personal closing date a couple days to accommodate? So we cancel work and plans to meet with her...and what is this? A delay. Meaning that all that was totally unnecessary.

Like ServiceGuy, I've spent a lot of time in the trades dealing with builders. This is the most staggering display of incompetence I have ever seen. Interesting thing is, my job is now to teach proper trade practices to others - about 200+ students a year at a college here in Ottawa. Its my job to pass along the experiences I've had with builders and other trades.

A number of people know I've invested in Gotham and have asked if they should consider buying into SoBa; a quick 5 minute explanation of how Lamb operates is enough to send them running.

[Orrd]

Originally Posted by jcphoenix

Sooo

One of my friends has been following my posts on Facebook and sent me a message.

She used to work at CBC Ottawa and has messaged some of her reporter friends, putting some feelers out in case any of them are interested in picking up the story.

Also asked if I'm willing to talk about it - I am although I personally don't feel the most comfortable on camera usually hah. She's not going any further if I'm not interested.

I told her I would get some input from other owners. So, thoughts?

DO IT! Absolutely. I've been contacted and asked if I had any thoughts on it as well. Seeing as how Lamb (and anyone therein) refuses to contact us to make amends and build confidence, we have no choice but to educate the public and protect future buyers.

[cr872190]

Originally Posted by Orrd

DO IT! Absolutely. I've been contacted and asked if I had any thoughts on it as well. Seeing as how Lamb (and anyone therein) refuses to contact us to make amends and build confidence, we have no choice but to educate the public and protect future buyers.

You guys should contact as many people as possible in the media about this incase the CBC story falls through. I know Hugh Adami's name has been mentioned but the Sun, the National Post etc. Send out the enquiries and see who bites.

[Karma22]

Now that you guys were delayed again today, I'm sure I can expect another delay and that I won't get my unit either on April 24th which is the most recent date. I have also bought at Soba as well... (just shoot me now) soba will be the same seeing that it was supposed to be ready spring 2015. lamb posted on Instagram today with a photo of the sales office gone and a message that read "starting construction at Soba." Wow really? already a year and a half late. I am just so disoppointed at this point, extremely frusterated and lost for words. I will be attending tomorrow night also.