139 Tuxedo Update

Dear Future Residents,

Welcome to your latest update for 139 Tuxedo.

Exterior Work – Masonry work is 100% complete on the North, East and West portion of the building. The South portion will be finished by month end. Stairs and wheelchair ramp are complete. The East asphalt contribution is well underway and scheduled to be completed by month end. Landscaping / patio stones install is scheduled to commence Oct 16th. The lobby and common room are 90% complete. Elevators are operational. Balcony railing install is scheduled for 3rd week of Oct. Karma deficiency walkthroughs are ongoing. Owner deficiency walkthroughs will commence upon possession.

2nd floor – All units with the exception of corner units are 100% complete including Karma’s internal deficiency walkthroughs. Corner units are 95% complete with finishing touches and internal walkthroughs remaining. Appropriate trades have been notified and touch up repairs are ongoing. Hallways and common spaces are 100% complete.

3rd floor – All units with the exception of corner units are 100% complete including Karma’s internal deficiency walkthroughs. Corner units are 90% complete with finishing touches and internal walkthroughs remaining. Appropriate trades have been notified and touch up repairs are ongoing. Hallways and common spaces are 100% complete.

4th floor – Electrical fixture installation is 95% complete. Plumbing fixtures and accessories are 90% done. Appliances are on site and 90% installed. Countertops have been installed in over 90% of units. Hallways and common spaces are 90% complete.

PH floor – Painting is 100% complete and taping is complete. Wood work is done in 100% of units. Cabinetry has been installed in 40% of units. Light fixture and flooring installation has begun.

We had previously inquired which residents were willing to forgo their 30-notice of possession condition. We have received several owners who have waived their 30-notice in order to receive an easier possession. If you are interested and have not already said so, please let us know. We are hopeful that the issuance of first possession dates will commence by month end. We will continue to keep you informed as we get closer to receiving our occupancy permits.

Sincerely,

Myles Kraut

President – Karma Development

139 Tuxedo Update

Dear Future Residents,

Welcome to your latest update for 139 Tuxedo.

Exterior work – We are currently working diligently to complete the masonry on the East portion of the building. The City of Winnipeg will not issue occupancy permits until the parking lot is paved. This requires all scaffolding and exterior building materials to be completed and removed off site. As a result, we have employed additional crews to work evenings and weekends in order to expedite this process. This does not affect any interior work and upon receiving our occupancy permits, floors 2, 3 and 4 will be move in ready. The parking lot contribution is scheduled to begin Oct 1st and weather permitting will take approximately 3 weeks. We anticipate receiving the necessary permits in the last week of Oct / first week of Nov with move ins following immediately. We will not be able to issue definitive possession dates until we have our occupancy permit in hand.

The wheelchair ramp on the south portion of the building is 100% complete with only the stairs remaining. Concrete pouring of the stairs will commence Friday Sept 13th. We are hoping to start a portion of the landscaping contribution before the first snowfall. Internal (Karma) deficiency walkthroughs have been completed for each unit on the 2nd and 3rd floor. Deficiency lists will be issued to individual trades next week and touch up work will commence shortly after. Residents will be contacted in the first week of Oct for their owner deficiency inspection.

2nd floor – 100% of cabinetry is complete. 95% of flooring is done. Corner unit painting, priming and finishing carpentry is 100% finished. Lighting fixtures are installed in all units. Plumbing fixtures are on site and 95% have been installed. Interior doors and hardware installation is 100% complete. 2nd floor common spaces are 100% painted with all light fixtures installed.

3rd floor – 100% of cabinetry is complete. 90% of flooring is done. Corner unit drywall is finished with 100% of the painting contribution complete. All units have lighting fixtures installed. 90% of Plumbing fixtures have been installed. 3rd floor common area is 100% painted with all light fixtures installed.

4th floor – Wood work and interior doors are 100% complete. All window casings have been installed. Painters are working diligently and have completed 100% of units. Corner unit drywall installation is complete and painting is 100% complete. 85% of electrical fixtures have been installed. Plumbing fixture install is 75% done. Common area is drywalled and the painting contribution 100% finished.

PH floor – HVAC units are installed in 100% of units. Drywall and taping is 100% finished. Painting is 90% complete and taping is complete. Wood work is done in 95% of units.

Sincerely,

Myles Kraut

President – Karma Development

139 Tuxedo Update

Dear Future Residents,

Welcome to your latest update for 139 Tuxedo.

Exterior work – We currently have 80 workers on site working daily. Masonry work for the South facing portion of the building is 100% complete, the West facing portion is 75% finished and the East facing portion is 60% complete. Acrylic detail throughout the building is 95% done, South ramp piles are now complete and the walls are prepped to be poured. Air conditioning units and gas piping on the roof is 100% complete. Steel roofing on gable roofs is 85% complete and 80% of the soffit has been install throughout the building.

2nd floor – 100% of cabinetry is complete. 85% of flooring is done. Corner unit painting, priming and finishing carpentry is 100% finished. Lighting fixtures are installed in all units. Plumbing fixtures are on site and 85% have been installed. Interior doors and hardware installation are 100% complete. 2nd floor common spaces are 100% painted with all light fixtures installed.

3rd floor – 85% of cabinetry is complete. 85% of flooring is done. Corner unit drywall is finished with 100% of the painting contribution complete. All units have lighting fixtures installed. 85% of Plumbing fixtures have been installed. 3rd floor common area is 100% painted with all light fixtures installed.

4th floor – Wood work and interior doors are 90% complete. All window casings have been installed. Painters are working diligently and have completed 85% of units. Corner unit drywall installation is complete and painting is 85% complete. 75% of electrical fixtures have been installed. Plumbing fixture install is 75% done. Common area is drywalled and the painting contribution 85% finished.

PH floor – HVAC units are installed in 100% of units. Drywall and taping is 100% done except for corner windows. Electrical and plumbing rough ins have passed all city of Winnipeg inspections. Painting is 75% complete and taping is ongoing. Wood work is done in 75% of units.

Many of you have inquired on the upcoming possession dates. We certainly understand the magnitude of 139 Tuxedo and how it effects the lives of our customers. We try to provide updates as accurately and timely as possible. Please understand that issuing a possession date is a moving target. There are multiple variables which come into play and it would be extremely harmful to issue an inaccurate possession date. At this time, we are very close to completion. However, we require several permissions and permits from various government organizations prior to doing so. Rest assured that all trades understand the severity of delays and are working diligently to complete their contributions.

It is important for us to ensure that ongoing work does not negatively impact our residents after possession has been take (i.e. common area, deficiencies, exterior work). We anticipate issuing definitive possession dates for the 2nd and 3rd floors within the next 30 days. As per your contract, we are required to provide 30-day’s notice prior to offering you a possession date. However, we may be able to expedite your possession date if you are willing to waive this notice. If this interests you, please respond to this email acknowledging that you do not require the 30-day notice. Please accept my apologies for the delay and do not hesitate to contact me anytime with any other questions or concerns.

Sincerely,

Myles Kraut

President – Karma Development

139 Tuxedo Update

Dear Future Residents,

Welcome to your latest update for 139 Tuxedo.

Exterior work – We currently have 80 workers on site working daily. Masonry work for the South facing portion of the building is 100% complete, the West facing portion is 60% finished and the East facing portion is 40% complete. Acrylic detail throughout the building is 85% done, South ramp piles are now complete and the walls are prepped to be poured. Air conditioning units and gas piping on the roof are 85% complete.

2nd floor – 75% of cabinetry is complete. 75% of flooring is done. Corner unit painting, priming and finishing carpentry is 100% finished. Lighting fixtures are installed in 75% of units. Plumbing fixtures are on site and 75% have been installed. Interior doors and hardware installation is 75%% complete. 2ndfloor common spaces are painted with all light fixtures installed.

3rd floor – 75% of cabinetry is complete. 75% of flooring is done. Corner unit drywall is finished with 50% of the painting contribution complete. 75% of units have lighting fixtures installed. 75% of Plumbing fixtures have been installed. 3rdfloor common spaces are 50% painted.

4th floor – Wood work and interior doors are 75% complete. Window casings are 75% installed. Painters are working diligently and completed 75% of units. Corner unit drywall installation is complete and painting is to commence following the 3rdfloor. 50% of electrical fixtures have been installed. Plumbing fixture install is to begin by week-end. Common area is 100% drywalled.

PH floor – HVAC units are installed in 75% of units. Drywall and taping is 100% done except for corner windows. Electrical and plumbing rough ins have passed all city of Winnipeg inspections. Painting is 75% complete and taping is ongoing. Woodwork is done in 75% of units.

Sincerely,

Myles Kraut

President – Karma Development

139 Tuxedo Update

Dear Future Residents,

Welcome to your latest update for 139 Tuxedo.

2nd floor – 75% of cabinetry is complete. 75% of flooring is done. Painting contribution is 75%. Baseboard installation has begun and is approximately 25% complete. Lighting fixtures are installed in 75% of units. Plumbing fixtures are on site and 20% have been installed. Interior doors and hardware installation has begun. 100% of HVAC units are complete.

3rd floor – Painting is 75% complete. 100% of flooring is on site and has been installed in 20% of units. Cabinetry is 40% complete. 75% of unit have lighting fixtures installed. Plumbing fixtures will arrive on site by month end. HVAC for all units have been installed.

4th floor – Wood work and interior doors are 75% complete. Window casings are 75% installed. Painters are working diligently and completed 40% of units. 75% of HVAC units are installed. Electrical and plumbing rough ins are done and inspected.

PH floor – Drywall is 100% complete. Taping has 75% done. Electrical and plumbing rough ins have passed all city of Winnipeg inspections. Painting is to commence by month end.

Exterior work – Corner unit curtain wall windows are on site and currently being installed. We anticipate completion by month end. The application of acrylic stucco is ongoing and is approximately 25% complete. Masonry prep work is 50% complete and the material is currently on site. We expect Masonry work to begin by mid-June

Now that all of our mechanical and electrical contribution is complete throughout the building, we have been able to determine the number of storage rooms available for purchase. The price will be $15,000 per room.

1 room available on the 2nd floor
2 rooms available on the 3rd floor
3 rooms available on the 4th floor
2 rooms available on the PH floor

Much like a parking stall, after purchased, the storage rooms will be assigned to a unit’s title with an exclusive use agreement. The storage rooms can be sold or transferred accordingly. They will have a private entrance with a separate lock. Rooms are approximately 88 sq/ft with a 9 or 10ft ceiling height (dependent on floor). With only 8 units available, we are not limiting rooms to be purchased by residents on their floor.

We have received many inquiries regarding possession dates. We meet weekly with all trades to determine site schedules and ultimately the completion of each trade’s contribution. Our latest update with our trades indicates possession dates will commence in the month of August 2019. Residents will be moving in floor by floor, beginning with the 2nd and moving up. We can accommodate a maximum of 2 move-ins per day. A deficiency walkthrough of your unit will be scheduled approximately 3 weeks prior to possession. During the walkthrough we will identify any deficiency’s in your unit. Our goal is to have the majority of the deficiencies repaired prior to your move in date.

Sincerely,

Myles Kraut
President – Karma Development

139 Tuxedo Update

Dear Future Residents,

Welcome to your latest update for 139 Tuxedo. 2nd floor drywall, taping, mudding and painting now 100% complete, and the finishing carpentry has been finished. Millwork installation is 50% done with flooring install to begin next week. Final electrical and lighting installation has begun and 50% of HVAC units are now in place. 3rd floor drywall, taping and mudding are complete and 50% of the units have been painted. The finishing carpentry is 50% done. 4th floor plumbing is now 100% complete. Drywall is finished and taping has begun. Finishing carpentry contribution is going to commence next week. 5th floor electrical rough-ins are 90% finished and the plumbing contribution is 75% complete. HVAC rough-ins have been installed and exterior insulation is to begin next week.

Acrylic and masonry contractors are on site preparing for the season. Scaffolding is to be installed on the west side of the building by month end. Temperature permitting, we hope exterior work can begin next month.

There are still a number of owners with an outstanding balance at one or more of the suppliers. If you are unsure if you have an amount owing, please contact the suppliers directly to coordinate payment.

Sincerely,

Myles Kraut
President – Karma Development

139 Tuxedo Update

Dear Future Residents,

Welcome to your latest update for 139 Tuxedo. Environment Canada claimed this past winter had the coldest average temperature in the past 40 years. We are proud to say this did not hinder our development and are very pleased with the progress made. The drywalling and taping is now complete on the 2nd floor. 3rd floor plumbing is 100% complete. Drywall is 20% and is expected to be finished by month end. 4th floor plumbing contribution is 90% done. The framing and HVAC on the PH are both 100% finished. Electrical is 50% and plumbing 25% complete. Common area electrical, heating and cooling and plumbing contributions are 25% complete. The elevators are both installed and upon a successful inspection, operational.

We want to provide one additional reminder to those of you that have been contacted by our trades/suppliers and have not yet fulfilled their request for deposit or payment, please do so as no materials can be ordered until the appropriate funds have been issued. This may result in a price increase in your quote and/or significant delays in your possession. If you are unsure if you have an outstanding balance, please contact the suppliers directly to coordinate payment.

Sincerely,

Myles Kraut
President – Karma Development

139 Tuxedo Update

Dear Future Residents,

Welcome to your latest update for 139 Tuxedo. The cold weather has not hampered our progress over the past two months as the vast majority of work remaining is indoors. All 2ndfloor terraces are waterproofed and sealed. In addition, all City of Winnipeg inspections are complete, drywalling is well underway and taping has begun. floor plumbing is finished with all tubs and showers bases in place. 3rdfloor inspections are complete and all units have been insulated. Custom plumbing and framing finishes are 90% complete. 4thfloor electrical, including inspections, is 100% complete. Framing is 100% complete and the install of insulation has begun. Pluming is 75% done. PH unit customizations have been submitted to all trades and are currently ongoing. Framing is 90%, HVAC contribution is 70%, electrical 10% and the plumbing contribution has begun. Roof insulation and membrane are both complete. Common area electrical, heating and cooling are all underway.

For those of you that have been contacted by our trades/suppliers and have not yet fulfilled their request for deposit or payment, please do so as no materials can be ordered until the appropriate funds have been issued. This may result in a price increase in your quote and/or  significant delays in your possession. If you are unsure if you have an outstanding balance, please contact the suppliers directly to coordinate payment.

We would like to remind you one final time. Under no circumstance can any owner go on site without permission from Karma.This puts us at risk of the entire site being shut down for violating safety practices. More importantly the danger of those going on site without the proper equipment, putting themselves at risk of getting injured. Again, no owner is allowed on site without the accompaniment of a Karma employee. As always please feel free to contact us if you have any questions or concerns.

Sincerely, 

Myles Kraut

President – Karma Development 

139 Tuxedo Update

Dear Future Residents,

Welcome to your latest update for 139 Tuxedo. We are extremely happy with the progress we have made in November as December is typically a short month due to the holiday season.  We currently have approximately 60 work people working diligently on the interior of the building. The parapet walls are now in place with the roof insulation and membrane 50% complete. We have successfully enclosed the building with 100% of the windows installed. Temporary heat has been implemented on the 2nd and 3rd floor to keep everyone on site warm and allow productivity to keep pace. Our framers have completed the 4th floor and are 50% done the PH. The electrical contribution on the 2nd floor is complete and is ready for our January 2019 inspection. The 3rd floor is 95% and 4th floor is 20% complete. The plumbing contribution is also finished on the 2nd floor and ready for our January 2019 inspection. The 3rd floor is 90% and the 4th floor is 20% complete.

We have sent out the 4th floor framing, electrical and plumbing charges and ask that everyone reviews and mails or drops off payment to the Karma office. The PH is still under review and will be sent out in the new year.

It has come to our attention that a number of owners have been stopped while attempting to go on site to view their unit. Under no circumstance can any owner go on site without permission from Karma.This put us at risk of the entire site being shut down for violating safety practices. More importantly the danger of those going on site without the proper equipment putting themselves at risk of getting hurt. Again, no owner is allowed on site without the accompaniment of a Karma employee.

We hope everyone has a wonderful holiday and new year.

Sincerely,

Myles Kraut

President – Karma Development

139 Tuxedo Update

Dear Future Residents,

Welcome to your latest update for 139 Tuxedo. We are extremely pleased with the quality of work to date and the synergy between trades on-site. We currently have approximately 75 work people braving the elements as we work towards enclosing the buiding. The weather membrane sealant is now 100% complete. The roof is in place and the parapet walls are 50% complete. The framing on the 2ndand 3rdfloor is complete. The 4thfloor framing is 85% done and the 5thfloor framing has begun. The plumbing rough-in is 95% complete on the 2ndfloor and 60% on the 3rdfloor. The 4thfloor rough-in has begun. The 2ndfloor electrical contribution is now 100% complete. The 3rdfloor electrical is 75% with the 4thfloor scheduled to commence in the last week of November. 100% of the balconies have been installed. Approximately 50% of the windows have been installed with the remainder to be done by November 30th.. The parkade is complete and currently being heated. As I’m sure many of you have noticed all of the heavy for our project is done, hence the removal our large tower crane.

We are currently finalizing the 4thfloor framing, electrical and plumbing changes in order to identify any final costs associated with any upgrades. Invoices will be sent out by mid-November. We have met with the electrician, framer and plumber and are currently reviewing all 5thfloor work.

A few of units are still working through some final details. With framing, electrical and plumbing currently ongoing, finalizing your plans is becoming urgent. We ask for everyone to please finalize any outstanding details as soon as possible.

Sincerely,

Myles Kraut

President – Karma Development