Condo Corporations & Boards
Mechanical Service That Survives a Board Meeting
Condominium governance runs on documentation. Every mechanical decision — a maintenance contract, a boiler replacement, an emergency repair invoice — is answerable to a board, recorded in minutes, questioned at an AGM, and measured against a reserve fund study. "Trust us, it's handled" is not an acceptable answer in this environment, and a contractor who cannot produce records creates liability for the manager and the board who hired them.
RackAir — a member of the Association of Condominium Managers of Ontario — was built for exactly this standard. Every service call is documented, every deficiency is reported in writing with photos and cost ranges, and every record is ready when an owner, auditor, or engineer asks. Our clients' managers walk into board meetings with a paper trail, not a promise.
What We Service in Condominium Buildings
Our UA Local 787 licensed technicians maintain the shared mechanical systems condominium corporations are responsible for: boiler plants and heating distribution, makeup air units and corridor pressurization, cooling towers and chillers, common-area HVAC, garage ventilation, and domestic hot water systems. Makeup air deserves special mention — it is the most commonly neglected system in multi-residential buildings, and its symptoms surface as the tenant complaints boards hear most: odours travelling between suites, humidity problems, doors that fight back.
Capital Planning That Aligns With Your Reserve Fund
Reserve fund studies estimate mechanical replacement timing from standard tables. Reality depends on how equipment was actually maintained. Our asset registry tracks every unit's condition against ASHRAE service-life baselines and reports it annually — giving boards real data to plan replacements, support special-assessment decisions, or defend deferrals. When your reserve fund engineer asks about the boiler plant's condition, the answer comes from documented service history, not guesswork.
Predictable Budgets, Documented Emergencies
Boards budget annually; mechanical failures don't. Our maintenance programs are structured for fee predictability, our 24/7 emergency line is there when needed — and every emergency call ends with a written report of what failed, why, and what prevents it next time. That report is what turns an unpleasant surprise into a defensible line item.
FAQ
Common questions from condominium managers and boards.
Yes. We work with both self-managed corporations and those under professional management, and our documentation standard is the same either way — written reports a board can file, reference, and produce for owners or auditors.
We provide documented condition reporting on maintained equipment — age, service history, deficiencies, and lifecycle position against ASHRAE baselines — which your reserve fund engineer can incorporate directly into the study. It typically makes the mechanical sections of the study more accurate, not more expensive.
Yes. Clients on active service programs have access to 24/7 emergency response. Every emergency visit produces a written report — what failed, the cause, and the recommended follow-up — so the board's record of the event is complete.
Yes. RackAir is TSSA-registered, and all regulated work on fuel-fired and pressure equipment is performed by licensed technicians and documented in compliance with current requirements — records the corporation can produce for insurers or inspectors on request.
Give Your Board the Full Picture
Start with a documented mechanical audit of your building — a board-ready picture of system condition, risk, and capital planning, whether or not you sign a contract.