ENVIRONMENT
AND UPKEEP
The Final section of watermain has been replaced
The entire watermain project has taken several years to complete. The original iron pipes had suffered several expensive and untimely breaks, forcing the decision to replace them with long-lasting and resilient PVC pipes. Additional stop-valves were placed around the property, which allows isolation of small sections should future repair work be required. Below are photographs of the removed iron pipe. The corrosion is extensive, and in some cases the wall of the pipe had become extremely thin, such that it was perforated simply by being removed. The conclusion is clear: The decision to replace the last section earlier this year was correct, and very likely has avoided another expensive break sometime during the winter months.
Currently, (October 2026) re-surfacing of the asphalt and replacement of concrete sidewalks has begun. The first section for this work runs from approximately unit 47 north to unit 1 and then east to unit 12. This will include resurfacing of both visitor parking lots, and also raising the catch-basin near unit 13 which had settled 2-3 inches since being installed several years ago.
Work has begun (October 28th) on the sidewalks, with asphalt scheduled for the week beginning November 1st.
PARKING difficulties will require patience. During sidewalk replacement, owners will unfortunately NOT be able to use their driveways while forming is built or concrete is poured and finished. While the road surface is removed, compacted, and resurfaced, the entire section from around unit 50 around to unit 13 cannot use their driveways during the day (8 am to 5 pm). Night-time parking is OK but if you need your car during the day, please remove it BEFORE 8 am otherwise you'll be stranded. (The visitor lots will also be unavailable most of the time).
ALTERNATIVE PARKING : The Board has secured 15 spaces in the Church lot to the west. Please note: ONLY authorized vehicles, with licence plates registered! MORE information here. Others are liable for ticketing and removal by the church office. Short-time parking MAY be possible during the day at the plaza to the east. And if the weather remains dry, the grassy area between Silver Shadow Path and the Hydro building, accessible from Burnhamthorpe. There's also the possibility of having unused parking spots made available during the day by neighbours.
Lighting repairs: Update.
The major fault at present, causing an unusually dark environment at night, appears to be a damaged conduit between #35 and #42. Several bids have been considered; more have been invited. Clearly, safe, secure, well-lit roads and paths are a priority at SSP.
Mansard Roofs....... A closer look at the problem
Several units have reported dampness in walls and ceiling of upper floors. Let's take a closer look at the problem. A "mansard" is a popular roof design (especially in Europe), but there are problems in a cold climate. The diagram on the right shows the lack of attic insulation where the upper roof meets the lower roof, allowing excessive heat to escape during the cold season. Repeated freezing and thawing can result in a solid ice-dam near the edge of the roof, and pooling of meltwater above it. A conventional roof may also develop ice-damming and melt water, but the majority of any leakage would be expected to occur at the edge of the main roof, and outside of the building "envelope" where occupants live.
In a mansard dwelling, that leakage tends to enter the ceiling and walls.
The solution is to make sure highly efficient insulation is installed all the way to where the upper roof meets the ceiling rafters and the lower roof.
The Board has asked Manager Diane Zerafa to secure quotes with a roof insulation firm in case owners are interested in installing additional insulation. (Back in 1970s, minimal loose insulation, often only 4 to 6 inches (10-15 cm) was installed.)
SNOW!
At the Board meeting (January 20th, 2026) we reviewed the first major snowstorm, and how Everall, our contractor, responded.
Everall provides a time-stamped video record for each snow event/visit, which Diane, our Manager, uses as a way to monitor how things are going.
A number of complaints were received from owners about the timeliness - and timing - of the clean up, step clearing, piling of the snow, and how long it took to finish the job.
Diane met with Daniel (Everall) to review the complaints, discuss challenges, outline our expectations, and work on plans to handle the next snow event.
Daniel and his team are committed to improving their service level and are determined to demonstrate that they can do the job to our satisfaction. They have moved Silver Shadow Path to the top of their list for snow removal.
Then we had the Sunday January 25th event – which made the job even tougher. We met again to determine where to pile snow and identify the areas needing more work. To that end, Everall will use the small visitor lot (west side, in front of the shed) for snow piles; visitor parking will be suspended until the spring. In addition, they may use 2 visitor spots at the west end of the large lot (across from #7/8).
These are the areas being used for snow:
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The grassy area beside #71 (across from #46)
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the space along the east side of the complex near the path to the creek/park
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the space between #48/#49 - Angie’s park. Note that the original mountain of snow was knocked down and moved to ensure fire hydrant access. In addition, it should give park users access as well.
We will continue to monitor how Everall performs as the winter continues. (If you have specific concerns, please send an email to diane@goldview.ca.)
Here is what you can expect from Everall when we have a snowstorm:
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First, plowing (when snow exceeds 2 inches) – to clear roads, entrances and exits.
Roadways to be plowed so they are passable by 7am for overnight snowfalls; 5 pm for daytime snowfall -
Second, (generally when the snow stops, or within 12 hours) – sidewalks, steps, driveways. These are done by hand and/or small snow blowers. Their target or best effort is within 3 hours, where possible or within 12 hours from the end of the snowfall
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Application of salt (which may be limited for the next while – please see Daniel’s note to the owners on the website (below) for the main roadways, sidewalks, and cleared driveways.
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Based on weather reports, Everall may attend the complex ahead of the storm to spread ice melter before the storm hits.
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Everall does not put the road salt on our steps and entrances – that is the responsibility of the owner. We made this change to our contract with Everall two years ago – owners need to supply their own ice melter. This is done to minimize damage to the concrete stairs – rock salt is not recommended.
Homeowner's responsibilities during a snowstorm:
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Use ice melter (environmentally friendly products please!) on your steps and landings
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If you need access to your steps and landings before Everall returns for the second phase of clearing, you may need to remove the snow yourself.
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Be aware that when a car is parked in the driveway, snow removal is limited as they don’t want to damage the car.
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Alert Diane, our Property Manager, if you see large icicles or ice dams developing. The best way is by email: diane@goldview.ca
SALT SHORTAGE During last winter, the following advisory from Everall (landscaper) company urged caution due to salt shortage:
Dear Community Members: We wanted to reach out to keep you informed about a current salt shortage affecting our region. Due to the severe winter conditions this season, salt supplies across Ontario are limited, and deliveries have been delayed.
This is impacting snow removal companies and municipalities throughout the area. Because of this, we need to be careful and responsible with how salt is used. Our priority will be keeping walkways salted.
Laneways and driveways may receive reduced or more selective salting.
Please know that we are continuing to monitor weather conditions closely and will apply salt strategically, using it where it is most effective. We appreciate your understanding and patience as we work through this situation, and we kindly ask everyone to take extra care during the current conditions. Thank you for your continued trust.
Thank you, Team Everall
STRUCTURAL MAINTENANCE
The Silver Shadow Path complex was built during 1972/3, and as we all know from personal experience, with age comes decrepitude! From time to time we need to repair and replace surfaces, sealants, fittings, and finishes in the "common areas". In the last 5-10 years we have replaced (all out of our monthly maintenance fees) the following extensive (and expensive) list:
* Roofs
* Fencing
* Decking (See below)
* New aluminum railings for front steps
* Trees
* Caulking of doors and windows
* Added new eaves-troughs and leaf-guards
* Downspouts
* Lighting systems
* Paving (Currently being carried out)
Some sections of decking (west side) were flagged by a safety inspector as dangerous, and were replaced as a priority during 2025. The metal railings around decks or stairways are rusting, and will need either repair or replacement. Similarly some of the lower courses of brickwork, close to the ground, has deteriorated. Options for repair of railings, stairways, and brickwork will be based on the examination and advice from our professional engineering firm (Coulter).
This is in addition to the engineer's periodic report which is completed each six years, (updated every three years). This report forms the basis for longer-term budgeting and planning.
It's important to note that thus far we have accomplished these repairs without ever having to resort to a "special assessment" where the owners are required to contribute additional funds for the work (a not-uncommon event in condominiums).
TRANSFORMERS at SSP
Two years ago, Toronto Hydro installed above-ground transformers that will be easier to access especially in winter.
* The new padmounted transformers (PTs) are separate structures from the old vaults.
* Six new PTs have been installed around subdivision near the following units: #7, #20, #27, #68, #71, #74. Six of the seven underground transformers (UT) have been converted to tap boxes, and the splice vault at unit 22 has been removed
For PT at unit 74, an existing small tree had to be relocated. Crews performed temporary restoration to curbs, sidewalks and lawns. A specialized restoration contractor will be assigned to perform the permanent restoration. They will provide advance notification 48 hours before start of permanent restoration.
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Anatomy of a Water-main Break (by Wendy Stewart)
At Silver Shadow Path we have certainly had our share of watermain breaks!
In the last 14 years we have had to replace about half of the original watermain
pipes following breaks. Then, after several “dry” years, we've faced three breaks
in the last few months, all on the old pipe.
Watermains at Silver Shadow are maintained and repaired by our own condominium corporation – the owners, not the city. The work is paid for by the Reserve Fund – which our monthly fees go to support.
Here is what to watch for, and what to do if the watermain breaks again before we can replace it all.
WHY does the watermain fail?
Mainly age - in our case 50 years underground. Old materials corrode, or are damaged by heavy machinery, settlement, or shifting ground, and sometimes poorly backfilled materials surrounding the watermain.
WHEN do watermains fail?
Coincidentally, often on a stat holiday before a weekend! And especially when the weather is cold, and the ground is frozen. We have experienced it all! The last break happened on Good Friday this year, when the “LOCATES” service that maps out the power and gas lines running underground was not available. No LOCATES service means no work can be started. We were lucky to have the service done on Saturday morning, so the repair work could begin!
HOW does water supply the complex?
Water enters from the Toronto system between units 12 and 13. Several years ago (and several watermain breaks ago), shut-off valves were installed at intervals around the complex. You will know them by the blue spray-paint marking them. We now have 8; after the next phase of watermain work is completed this summer there will be 16. This allows the plumber to isolate the problem areas, and keep water supplied to units that are unaffected by the break.
HOW do I know there is a watermain break?
At home – you will first notice a drop in water pressure (taps, toilet,
shower) – the first step is to check your own water system to see
if there is a leak. If everything looks ok, the problem is probably
watermain-related. If you have a chance, take a walk outside and
look for water pooling or seeping (sometimes under pressure) at
the side of the roadway, through cracks, or along the curb, water
where it does not belong. Sometimes you can hear it as well.
HOW can I help?
Send an email to manager Diane Zerafa < diane@goldview.ca >
with your unit #, time that you noticed the pressure problem and any other relevant information. Alternatively, call Diane at 416-630-1234 and leave a message. Let her know where you think the break is; when you noticed it; and send a photo if you can. AND – do check the website! We will try to post information as soon as we learn what is happening, when the work will begin, and an estimated repair time as soon as we can.
WHAT are we doing about preventing future breaks?
During summer 2023 we replaced the watermain along the south end of the complex – from unit #50 to unit #27. The cost to our condominium was around $142,000 plus taxes. In addition, repair and repaving of the roadway will be put out to tender and will include the areas repaired during the winter and spring (close to units #58, #26, and #12).
The last section of watermain to be replaced runs from unit# 58 to unit #12. The cost for this work will be higher due to inflation and greater complexity. This section is currently estimated to cost $165,000 plus taxes and paving and is scheduled for the 2024/2025 budget year.
Safeguard your family! Following a break, or a repair, the water in the
pipes can have been contaminated by earth, debris, and animal waste.
The repair crew carries out a disinfection routine, but you should ALWAYS
do these two things:
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Heat water for drinking to boiling point and let it cool. Do this for at least 24 hrs after the repair. (Don’t bother with water for tea, coffee, or cooking, as that will be boiled anyway; just drinking and rinsing after brushing). This is especially important if you have infants and immune-compromised folks at home.
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Run water at every tap for the first time for 2-4 minutes. You may notice the first water to flow will be brownish in colour along with some trapped air bubbles. This is normal and shows you the water has been exposed to the outside environment.
Finally, although it is not needed for a watermain break, it is always a good idea
to practice finding and making sure you can turn off the main water inlet valve
to your unit at least once a year. You never know when you may need to shut it
off in an emergency. It should look like one of these. It’s probably in the lowest
level - perhaps the laundry room. If you cannot actually turn the valve, it may be
time to call a plumber to loosen it up. Your ability to turn this valve off - in a hurry -
if your pipes burst, could prevent considerable damage!
Update: WEST-GATE ACCESS (1 Jan. 2023)
At the Nov. 2022 meeting of the Board, it was decided
that the original gateway would be re-opened on a
provisional basis. There would be no gate, just an
opening; (the repeated cost of repairing the gate had
been the reason for its closure). That work started in
Dec. 2022, and the gateway has been open since.
The Board is extremely sensitive to the issues that were raised on both sides of the debate, and a decision to create open-access for a trial period was made with caution and a wish to balance convenience for a relatively small number of our residents, against the need to avoid increased noise or litter in the community from foot traffic. Thus far no serious problems have occurred or complaints received.
The Board has installed better lighting in the walkway.
If you use the path, please be respectful of neighbours living close by, and don't dump any trash or garden waste in the walkway; the first piece attracts the second
piece and so on!
WEST GATE ACCESS: HISTORY
Early in the summer of 2021, the gate to the Church parking lot was again found to be damaged. Instead of adding to the long history of expensive repairs, the Board decided to close the gate permanently. Within the month, several requests were received to open the gate. The Board then attempted to seek the opinion of residents: how many people actually used the facility. A survey was designed and carried out. Only 34 (40%) of owners responded, and the results (shown below) were not conclusive.
EMERALD ASH BORER
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We have seven white ash trees, some of the largest trees on the property. Three are shown by arrows in the diagram. They are all infested with the emerald ash borer, a beetle that came originally from the Far East, but has now spread widely in the western world destroying ash trees as it spread.
Our ash trees are not too badly affected, partly because the Board decided several years ago to begin bi-annual injections with a chemical that reduces the activity of the insect. If you go to look, you can see the bark which is swollen and cracking in places, but the canopy has not been visibly affected thus far, and we hope the trees will survive. The life cycle of the insect is shown below.
ENVIRONMENT AROUND SSP
We live close to several scenic parks, wooded paths, and riverside trails. In addition to a wide variety of resident and migratory birds, our wildlife include raccoons, skunks, red and grey squirrels, rats, weasels, opossums, coyotes, and chipmunks.
Pest control operations, targeting rats and mice, are still in effect. You will see the locked bait containers located throughout the complex. When no bait has been taken for a period of several weeks, we assume the rodent problem has been abated, and the bait containers should be removed. Please don't allow children to play with the containers, and please report any found open or damaged.
