The purpose of this website is to share the comprehensive due diligence behind the proposed metal roof project. Owners can explore the studies, assessments, competitive bidding process, financial reviews, and long-term planning considerations that have guided the Board's recommendations.
The roofs were replaced by row over a four‑year period from 2008 to 2011. As a result, different sections of the complex are now between 15 and 18 years old. Although asphalt shingles are typically expected to last about 25 years, our real‑world experience shows they have been lasting closer to 15 years due to increasingly severe winter conditions. This accelerated deterioration has created a cycle of premature replacements, rising maintenance costs, and long‑term pressure on the Reserve Fund.
Recognizing that continuing with short‑life shingles was no longer sustainable, the Board identified the need for a roofing solution that would:
Extend the life of this major common element
Reduce long‑term replacement frequency
Improve curb appeal and property value
Strengthen the Corporation’s financial position
This led the Board to explore metal roofing — a system with a 50‑year life expectancy, superior durability, and significantly lower long‑term cost compared to repeated shingle replacements.
Upgrading to a metal roof isn’t just a construction project — it’s an investment in the long‑term health, comfort, and value of our community. Metal roofs are known for lasting decades longer than traditional shingles and offering real, everyday benefits for homeowners.
Key Benefits for Owners
Lasts up to 50 years, meaning far fewer replacement cycles and lower long‑term costs
Lower maintenance, reducing the need for frequent repairs
Better energy efficiency, helping keep homes cooler in summer and warmer in winter
Improved curb appeal, giving the community a clean, modern, and consistent look
Stronger protection against extreme weather, including wind, hail, and heavy snow
Helps prevent ice dams, because metal sheds snow quickly and doesn’t trap heat
Environmentally friendly, often made from recycled materials and fully recyclable at end‑of‑life
Less waste sent to landfills, since metal roofs last much longer than asphalt shingles
Fire‑resistant and lightweight, adding safety without stressing the building structure
Together, these benefits make metal roofing a financially responsible approach that avoids burdening owners, environmentally conscious, and future‑focused choice for the Corporation.
The Board began by conducting a comprehensive financial review, including an update to the Corporation’s Reserve Fund Study. This analysis confirmed that the Reserve Fund—supported by accumulated Operating Fund savings achieved through a decade of cost‑efficient self‑management—is sufficient to fully fund the metal roofing project without requiring a special assessment.
The project will be funded through:
The Reserve Fund, as planned in the updated study
A top‑up from the Operating Fund, made possible by long‑term cost‑saving initiatives and efficient self‑management practices
This approach funds the upgrade without burdening owners and protects the Reserve Fund, allowing the Board to pursue a long‑life metal roofing system that reduces future replacement cycles. Click here to view the Reserve Fund and Owner Q& A.
The Board retained a licensed professional engineer to assess the existing roof structure, verify its capacity to support the proposed metal roofing system, and establish installation requirements, and the engineer has confirmed that the existing roof structure is suitable for the selected system and will provide construction review services to ensure compliance with the specified engineering requirements
This engineering review is a critical step that protects the Corporation from risk and ensures the new roof system meets all structural and safety standards. Click here to view the full Structural Engineer's Report.
The Board obtained and evaluated six (6) competitive quotations from qualified metal roofing contractors, assessing each proposal based on material quality, warranty coverage, installation methodology, relevant experience, references, and overall value to the Corporation, and subsequently conducted in person interviews with the two highest-ranked proponents to further assess their qualifications, project approach, responsiveness, and suitability for the Corporation's requirements.
Please click here to view the Contractor Evaluation Model.
Under Ontario’s Condominium Act, certain major upgrades are considered a “substantial change” to the property. When a project falls into this category, the Board cannot approve it on its own — owners must have the final say.
Because this upgrade is considered a major change, owners must approve it before the Corporation can proceed. The project requires support from 66⅔% of all owners—a minimum of 26 owners at PCC41.
To make participation easy, the vote will be held electronically so owners can submit their decision securely from any device.
Click here to view the full Board Resolution.
