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[(cause)-38( to)-48( be)-6( made)-28( all)-59( Landlord\222s)-34( repairs)-3( which)]TJ EMC /P <>BDC -22.941 -1.235 Td [(the)-22( Manager)-54( in)-45( its sole)-48( discretion)-15( shall)-3( deem)-28( necessary)-31( for)-9( the)-22( maintenance)-40( and)-38( preservation)-27( of)-48( the)]TJ EMC /P <>BDC 0 Tw 0 -1.235 TD (Property.)Tj EMC /P <>BDC /TT0 1 Tf 0.016 Tw 4.059 0 Td [(\224)-20( The)-42( agreement)-43( also)-48( contains)-41( a)-32( provision)-58( exonerating)-10( Monit)-26( from liability)-59( towards)-28( Samen,)]TJ EMC /P <>BDC -4.059 -1.235 Td [(except)-54( for)-9( instances)-11( where)-42( the)-22( manager)-54( is)-43( guilty)-19( of)-48( willful)-27( misconduct)-2( or)-52( gross)-26( negligence.)]TJ EMC /P <>BDC 0 -2.471 TD [(Monit)-26( argues)-2( that)-38( its management)-46( strategy)-31( consisted)-11( in)-46( maximizing)-59( revenue)-34( and)-38( limiting)-7( expenses)]TJ EMC /P <>BDC 0 -1.235 TD [(and)-38( that)-38( this)-32( was)-46( done)-11( in)-45( accordance)-7( with)-45( the)-22( owner\222s)-26( instructions.)-18( It)-32( contends)-1( further)-51( that)-38( it)-29( had)-38( the)]TJ EMC /P <>BDC 0 -1.235 TD [(responsibility)-44( to)-48( act)-19( in)-46( the)-22( best)-51( interest)-15( of)-48( the)-22( owner.)-58( It)-32( therefore)-57( made)-28( a)-32( business)-54( decision)-38( to)]TJ EMC /P <>BDC 0 -1.235 TD [(minimize)-56( the)-22( maintenance)-40( of)-48( the)-22( property)-38( in)-46( order)-19( to)-48( maximize)-13( profit.)-28( Rather)-58( than)-54( disregarding)-27( the)]TJ EMC /P <>BDC T* [(interests)-44( of)-48( the)-22( owner,)-58( Monit)-26( claims)-49( that)-38( it)-29( acted)-25( in)-45( its best)-51( interest)-15( and,)-54( therefore,)-14( its conduct)-27( should)]TJ EMC /P <>BDC 0 -1.235 TD [(not)-22( be)-6( considered)-50( gross)-26( negligence.)-4( )]TJ EMC /P <>BDC 0 -1.235 TD [(While)-29( it)-29( cannot)-57( be)-6( denied)-57( that)-38( the)-22( management)-46( company)-2( was)-46( hired)-12( to)-48( maximize)-13( the)-22( profits)-42( of)-48( the)]TJ EMC /P <>BDC 0 -1.235 TD [(Gordon)-18( Brown)-48( Building,)-47( can)-35( this)-32( obligation)-14( completely)-44( negate)-1( Monit\222s)-9( other)-15( obligations)-43( that)-38( are)]TJ EMC /P <>BDC 0 -1.235 TD [(clearly)-52( set)-19( forth)-58( in)-45( the)-22( agreement,)-1( in)-45( particular)-6( the)-22( obligation)-14( to)-48( maintain)-44( and)-38( preserve)-51( the)-22( property)]TJ EMC /P <>BDC T* [(as)-3( required)-38( by)-3( Section)-18( 2)-32(?)]TJ EMC /P <>BDC 0 -2.471 TD [(The)-42( Court)-26( does)-8( not)-22( think)-6( so.)-19( In)-48( the)-22( end,)-54( the)-22( considerable)-37( length)-41( of)-48( time)-52( during)-44( which)-32( Monit)]TJ EMC /P <>BDC 0 -1.235 TD [(neglected)-17( the)-22( maintenance)-40( and)-38( repair)-32( of)-48( the)-22( concrete)-47( slab)-48( of)-48( the)-22( parking)-15( garage)-5( and)-38( the)-22( knowledge)]TJ EMC /P <>BDC 0 -1.235 TD [(that)-38( the)-22( structure)-51( was)-46( deteriorating)-30( significantly)-8( were,)-26( according)-18( to)-48( the)-22( Court,)-42( tantamount)-56( to)-48( gross)]TJ EMC /P <>BDC T* [(negligence.)-4( And,)-2( while)-16( it)-29( is)-43( true)-42( that)-38( Section)-18( 2)-32( of)-48( the)-22( agreement)-43( gave)-8( the)-22( management)-46( company)]TJ EMC /P <>BDC T* [(discretion)-15( as)-3( to)-48( the)-22( determination)-60( of)-48( the)-22( maintenance)-40( and)-38( repair)-32( work)-7( that)-38( the)-22( property)-38( may)-52( require)]TJ EMC /P <>BDC 0 -1.235 TD [(from time)-52( to)-48( time,)-9( it)-29( did)-19( not)-22( give)-48( it)-29( the)-22( right)-55( to)-48( neglect)-11( the)-22( performance)-34( of)-48( an)-6( obligation)-14( very)-52( clearly)]TJ EMC /P <>BDC 0 -1.235 TD [(expressed)-34( in)-45( the)-22( property)-38( management)-46( agreement)-44( -)-20( the)-22( obligation)-14( to)-48( maintain)-44( and)-38( preserve)-51( the)]TJ EMC /P <>BDC 0 -1.235 TD [(property)-38( -)-20( on)-6( the)-22( basis)-19( that)-38( it)-29( was)-46( preferable)-27( to)-48( let)-3( the)-22( concrete)-47( slab)-48( of)-48( the)-22( parking)-15( garage)]TJ EMC /P <>BDC 0 -1.235 TD [(deteriorate)-43( until)-48( it)-29( needed)-17( a)-32( complete)-2( replacement,)-43( to)-48( avoid)-22( the)-22( cost)-48( of)-48( maintenance.)]TJ EMC /P <>BDC /TT2 1 Tf 0 -2.471 TD [(WHAT)-1( CAN)-10( WE)-36( LEARN)-27( FROM)-56( THE CASE)-45( OF)-23( MONIT)-13( V.)-55( SAMEN)-36(?)]TJ EMC /P <>BDC /TT0 1 Tf T* [(First,)-13( that)-38( a)-32( property)-38( manager)-54( should)-54( be)-6( vigilant)-6( with)-45( an)-6( owner)-42( that)-38( does)-8( not)-22( wish)-59( to)-48( over)-55( spend)-41( on)]TJ EMC /P <>BDC 0 -1.235 TD [(maintenance)-40( and)-38( repairs,)-19( in)-45( particular)-6( if)-29( certain)-58( components)-24( of)-48( the)-22( property)-38( are)-26( aging)-25( and)-38( in)-46( need)-11( of)]TJ EMC /P <>BDC T* [(more)-16( than)-54( regular)-6( maintenance.)-56( In)-48( such)-6( circumstances,)-38( there)-15( is)-43( an)-6( inherent)-34( difficulty)-35( for)-9( the)-22( property)]TJ EMC /P <>BDC T* [(manager)-54( who)-48( has)-35( undertaken)-56( to)-48( maintain)-45( and)-38( preserve)-51( the)-22( property,)-54( but)-22( ultimately)-12( does)-8( not)-22( hold)]TJ EMC /P <>BDC 0 -1.235 TD [(the)-22( purse)-28( strings.)-12( A)-39( property)-38( manager)-54( should)-54( always)-3( make)-26( regular)-6( written)-55( recommendations)-53( to)-48( the)]TJ EMC /P <>BDC 0 -1.235 TD [(owner)-42( for)-9( appropriate)-60( maintenance)-40( programs,)-28( major)-29( repairs)-3( and)-38( capital)-51( expenditures)-40( with)-45( the)]TJ EMC /P <>BDC 0 -1.235 TD [(corresponding)-17( budgets,)-46( leaving)-8( it)-29( up)-6( to)-48( the)-22( owner)-42( to)-48( make)-26( the)-22( final)-48( decision)-38( as)-3( to)-48( how)-48( much)-26( it)-29( is)]TJ EMC /P <>BDC 0 -1.235 TD [(willing)-43( to)-48( spend)-41( on)-6( the)-22( property.)]TJ EMC /P <>BDC 0 -2.471 TD [(Second,)-37( a)-32( contract)-31( provision)-58( exonerating)-10( the)-22( property)-38( manager)-54( from liability,)-16( although)-46( valid,)-19( has)-35( its)]TJ EMC /P <>BDC 0 -1.235 TD [(limits.)-33( Not)-32( only)-48( will)-24( the)-22( property)-38( manager)-54( be)-6( responsible)-5( in)-45( clear)-9( cases)-35( of)-48( intentional)-30( or)-52( gross)-26( fault)]TJ EMC /P <>BDC 0 -1.235 TD [(\(whether)-51( or)-52( not)-22( the)-22( contract)-31( speaks)-8( of)-48( intentional)-30( or)-52( gross)-26( fault\))-12( but)-22( also,)-6( in)-45( the)-22( face)-51( of)-48( a)-32( clear)-9( and)]TJ EMC /P <>BDC 0 -1.235 TD [(serious)-12( breach)-2( of)-48( contract)-31( by)-3( the)-22( manager,)-11( a)-32( court)-12( may)-52( be)-6( tempted)-34( to)-48( grant)-15( relief)-9( to)-48( the)-22( owner)-42( that)]TJ EMC /P <>BDC T* [(has)-35( suffered)-34( damages)-5( notwithstanding)-52( the)-22( presence)-5( of)-48( an)-6( exoneration)-10( clause)-51( in)-46( the)-22( contract.)]TJ EMC /P <>BDC 0 Tw 0 -2.176 TD ( )Tj EMC /P <>BDC /TT2 1 Tf 11.1724 0 0 11.1724 60.8276 139.6552 Tm [(ENSURING)-55( THE SAFETY)-55( OF CITIZENS)-55( IS)-55( A PRIMARY)-56( OBLIGATION OF THE STATE)]TJ EMC /P <>BDC /TT0 1 Tf 0.016 Tw 10.5517 0 0 10.5517 60.8276 126.6208 Tm [(Ariana)-51( Lisio)]TJ EMC /P <>BDC 0 -2.471 TD [(Ex)-9(-)-20(Premier)-29( Jean)-8( Charest)-28( and)-38( his)-16( cabinet)-11( probably)-47( had)-38( the)-22( safety)-38( of)-48( citizens)-19( in)-45( mind)-9( when,)-38( on)-6( June)]TJ EMC /P <>BDC 0 -1.471 TD [(20,)-22( 2012,)-27( they)-51( introduced)-37( the)-22( draft)-58( regulation)-21( entitled)-11( \223Regulation)-5( to)-48( improve)-32( building)-25( safety\224)]TJ EMC ET /P <>BDC BT /CS1 cs 0 0 1 scn /TT0 1 Tf 0 Tw 8.6897 0 0 8.6897 497.1724 88.7587 Tm (3)Tj ET /CS1 CS 0 0 1 SCN 0.621 w q 1 0 0 1 497.1724 88.138 cm 0 0 m 4.966 0 l S Q EMC BT /P <>BDC /CS0 cs 0 scn /TT0 1 Tf 0.016 Tw 10.5517 0 0 10.5517 502.1379 85.0345 Tm ( \(the)Tj EMC ET endstream endobj 4 0 obj 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(4)Tj ET /CS1 CS 0 0 1 SCN 0.621 w q 1 0 0 1 117.3103 744.8276 cm 0 0 m 4.966 0 l S Q EMC BT /P <>BDC /CS0 cs 0 scn /TT0 1 Tf 0.016 Tw 10.5517 0 0 10.5517 122.2759 741.7242 Tm [(.)-16( This)-52( Regulation,)-60( if)-29( enacted)-30( by)-3( the)-22( new)-48( government,)-30( would)-35( amend)-2( the)-22( Code)-22( by)-3( adding)]TJ EMC /P <>BDC -5.824 -1.235 Td [(a)-32( new)-48( chapter)-18( entitled)-11( \223Buildings\224.)-58( )]TJ EMC /P <>BDC 0 -2.471 TD [(The)-42( Regulation)-43( sets)-48( out)-22( the)-22( standards)-21( applicable)-27( for)-9( the)-22( territory)-23( of)-48( Quebec)-27( that)-38( owners,)-28( occupiers)]TJ EMC /P <>BDC 0 -1.235 TD [(and)-38( users)-26( must)-9( comply)-9( with)-46( to)-48( improve)-32( building)-25( safety.)-54( It)-32( contains)-41( applicable)-27( construction)-21( standards)]TJ EMC /P <>BDC 0 -1.235 TD [(that)-38( would)-35( ensure)-2( the)-22( safety,)-54( soundness)-46( and)-38( protection)-21( of)-48( buildings)-54( from fire)-23( and)-38( structural)-6( damage.)]TJ EMC /P <>BDC T* [(It)-32( would)-35( also)-48( introduce)-5( provisions,)-45( which)-32( would)-35( be)-6( more)-16( restrictive)-16( than)-54( the)-22( initial)-16( construction)]TJ EMC /P <>BDC 0 -1.235 TD [(requirements,)-5( for)-9( sleeping)-41( accommodations)-30( and)-38( care)-55( occupancies,)-46( including)-54( special)-6( requirements)]TJ EMC /P <>BDC 0 -1.235 TD [(for)-9( private)-58( seniors\222)-26( residences)-47( subject)-8( to)-48( the)-22( certification)-2( mechanism)-6( of)-48( the)-22( )]TJ EMC /P <>BDC /TT2 1 Tf [(minist\350re)-3( de)-6( la)-45( Sant\351)-34( et)]TJ EMC /P <>BDC 0 -1.235 TD [(des)-35( Services)-48( sociaux)]TJ EMC /P <>BDC /TT0 1 Tf 9.529 0 Td [(.)-16( The)-42( Regulation)-43( also)-48( contains)-41( provisions)-28( concerning)-50( the)-22( inspection)-27( and)]TJ EMC /P <>BDC -9.529 -1.235 Td [(maintenance)-40( of)-48( building)-25( fa\347ades)-27( and)-38( multistorey)-48( garages.)]TJ EMC /P <>BDC 0 -2.471 TD [(As)-9( of)-48( the)-22( date)-54( of)-48( this)-32( bulletin,)-25( the)-22( Regulation)-43( has)-35( not)-22( been)-11( enacted)-30( by)-3( the)-22( government.)-30( If)-32( it)-29( were)]TJ EMC /P <>BDC 0 -1.235 TD [(enacted)-30( in)-46( its entirety,)-31( what)-6( would)-35( be)-6( the)-22( immediate)-35( consequences)-23( for)-9( the)-22( owners)-12(?)-32( )]TJ EMC /P <>BDC 0 -2.471 TD [(In)-48( practical)-42( terms,)-45( owners)-12( would)-35( have)-8( to)-48( comply)-9( with)-46( new)-48( standards)-21( for)-9( fire)-23( alarm)-29( and)-38( detection)]TJ EMC /P <>BDC 0 -1.235 TD [(systems.)-55( These)-44( standards)-21( will)-24( simply)-49( implement)-35( the)-22( fire)-23( protection)-21( provisions)-28( contained)-17( in)-46( the)]TJ EMC /P <>BDC 0 -1.471 TD [(National)-38( Fire)-43( Code)-22( of)-48( Canada.)]TJ EMC ET /P <>BDC BT /CS1 cs 0 0 1 scn /TT0 1 Tf 0 Tw 8.6897 0 0 8.6897 206.069 521.3794 Tm (5)Tj ET q 1 0 0 1 206.069 520.7587 cm 0 0 m 4.966 0 l S Q EMC BT /P <>BDC /CS0 cs 0 scn /TT0 1 Tf 0.016 Tw 10.5517 0 0 10.5517 211.0345 517.6553 Tm [( Also,)-12( more)-16( rigourous)-8( and)-38( periodical)-15( maintenance)-40( will)-24( be)-6( necessary)]TJ EMC /P <>BDC -14.235 -1.235 Td [(for)-9( building)-25( fa\347ades)-27( and)-38( underground)-36( and)-38( aboveground)-45( multistorey)-48( garages.)-50( )]TJ EMC /P <>BDC 0 -2.471 TD [(The)-42( maintenance)-40( of)-48( building)-25( fa\347ades)-27( will)-24( be)-6( required)-38( for)-9( any)-35( building)-25( having)-54( five)-32( or)-52( more)-16( storeys)]TJ EMC /P <>BDC 0 -1.235 TD [(above)-41( ground.)-21( A)-39( register)-19( must)-9( be)-6( kept)-51( on)-6( the)-22( premises)-3( during)-45( the)-22( lifetime)-9( of)-48( the)-22( building)-24( to)-48( record)]TJ EMC /P <>BDC 0 -1.235 TD [(certain)-58( basic)-19( information.)-11( Among)-8( other)-15( things,)-54( a)-32( description)-47( of)-48( the)-22( repair)-32( work,)-23( maintenance)-40( work)]TJ EMC /P <>BDC T* [(and)-38( modifications)-47( made)-28( to)-48( the)-22( fa\347ade,)-14( as)-3( well)-43( as)-3( verification)-45( reports,)-22( must)-9( be)-6( included)-41( in)-45( or)]TJ EMC /P <>BDC 0 -1.235 TD [(appended)-23( to)-48( this)-32( register.)-35( In)-48( addition,)-44( every)-26( 5)-32( years,)-42( the)-22( building)-25( owner)-42( must)-9( obtain)-41( a)-32( verification)]TJ EMC /P <>BDC 0 -1.235 TD [(report)-35( from an)-6( engineer)-50( or)-52( architect)-44( stating)-54( that)-38( the)-22( building\222s)-8( fa\347ades)-27( are)-26( not)-22( in)-45( a)-32( dangerous)]TJ EMC /P <>BDC 0 -1.235 TD [(condition,)-14( and)-38( that)-38( recommendations)-53( have)-8( been)-11( made)-28( for)-9( the)-22( correction)-22( of)-48( deficiencies,)-27( if)-29( any)-35( are)]TJ EMC /P <>BDC 0 -1.235 TD [(found.)-43( Also,)-12( special)-6( conditions)-27( apply)-22( concerning)-50( the)-22( frequency)-21( for)-9( obtaining)-60( verification)-44( reports)-6( when)]TJ EMC /P <>BDC T* [(buildings)-54( are)-26( more)-16( than)-54( 10)-6( years)-26( old.)-35( )]TJ EMC /P <>BDC 0 -2.471 TD [(The)-42( same)-26( reasoning)-21( applies)-8( to)-48( the)-22( verification)-44( of)-48( multistorey)-48( garages.)-50( A)-39( register)-19( must)-9( be)-6( kept)-51( on)-6( the)]TJ EMC /P <>BDC 0 -1.235 TD [(premises)-3( of)-48( the)-22( garage)-5( for)-9( recording)-8( basic)-19( information,)-11( including)-54( the)-22( owner\222s)-26( name,)-45( description)-47( of)]TJ EMC /P <>BDC 0 -1.235 TD [(work)-7( done,)-27( etc.)-35( In)-48( addition,)-43( the)-22( Regulation)-43( also)-48( requires)-35( the)-22( owner)-42( to)-48( conduct)-27( an)-6( annual)-57( verification)]TJ EMC /P <>BDC 0 -1.235 TD [(of)-48( the)-22( multistorey)-48( garage.)-21( This)-52( verification)-44( must)-9( take)-51( the)-22( form of)-48( an)-6( information)-54( sheet)-25( \(contained)-37( in)]TJ EMC /P <>BDC T* [(the)-22( Regulation\),)-21( describing)-31( the)-22( specific)-19( conditions)-27( observed)-5( and)-38( supported)-24( by)-3( dated)-27( photographs.)]TJ EMC /P <>BDC 0 -1.235 TD [(Furthermore,)-44( every)-26( 5)-32( years,)-42( the)-22( owner)-42( must)-9( obtain)-41( an)-6( in)-46(-)-20(depth)-27( verification)-45( report)-35( from an)-6( engineer.)]TJ EMC /P <>BDC 0 -1.235 TD [(Finally,)-9( an)-6( additional)-14( verification)-44( of)-48( the)-22( multistorey)-48( garage)-5( will)-24( be)-6( required)-38( if)-29( any)-35( event)-25( should)-54( occur)]TJ EMC /P <>BDC 0 -1.235 TD [(that)-38( could)-22( affect)-25( its structural)-6( behaviour.)-37( )]TJ EMC /P <>BDC 0 -2.471 TD [(This)-52( bulletin)-8( provides)-44( a)-32( summary)-7( of)-48( the)-22( responsibilities)-31( and)-38( additional)-14( costs)-19( that)-38( will)-24( apply)-22( to)-48( the)]TJ EMC /P <>BDC 0 -1.235 TD [(owners)-12( of)-48( buildings)-54( covered)-31( by)-3( the)-22( Regulation.)-60( If)-32( the)-22( draft)-58( regulation)-21( is)-43( ultimately)-12( enacted,)-46( it)-29( is)]TJ EMC /P <>BDC 0 -1.235 TD [(hoped)-43( that)-38( the)-22( 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