Owner F.A.Q.

What is River Park Glen?

A best-in-class multifamily community that is majority owned by property investors. It is well-located in the northwestern corner of downtown Fort McMurray adjacent to the 18-hole Miskanaw Golf Club as well as the city’s premiere recreation center (MacDonald Island Park). Additionally, Keyano College, Northern Lights Hospital, and the amenities of downtown are within a short walk or drive.

River Park Glen is comprised of several buildings on a large 15 acre site with a leisure center, gym, community gardens, and an on-location office to assist residents. Current commercial residents include a Klorious Kids Academy (a day care), JA1 church, The Fort McMurray Children’s Highland Dance Society, Great Plains Security, and Daadir Transportation ltd.

In recent years, the property has undergone many millions of dollars of capital improvements including upgrades to roofing, elevators, flooring, parking lots, and access control systems. In 2024 installation began to upgrade the property to the latest generation of TELUS high-speed fiber optics. Year after year River Park Glen keeps improving. In fact, the most recent independent risk assessment by HUB International rated River Park Glen “Superior” and noted the property has “best-in-class management processes which significantly exceed similar condominiums in the area or province.” That’s probably why over 600 residents have awarded River Park Glen the highest Google rating of any multifamily property in Fort McMurray!

What exactly am I buying?

When you buy a unit in River Park Glen you are also buying a share in the Condominium Corporation. The Condominium Corporation manages River Park Glen as a whole. Your share of the Condominium Corporation is determined by the number of unit factors associated with your unit and titled parking stall. It is a bit of a simplification, but generally, you are responsible for everything “inside the unit” whereas the Condominium Corporation is generally responsible for everything “outside the unit.” Additionally, as the owner you are legally responsible for your unit’s occupants, manager, and/or any contractors who do work in the unit. 

What are condo fees?

Condominium fees are the fees paid to maintain the property’s common elements. Common elements are things “outside the unit” that are shared amongst the owners of the property such as upkeep of the lobbies, hallways, stairwells, elevators, lights, heating, ventilation, mechanical and plumbing systems, roofs, grounds, security, contractors, pest control, snow removal, waste removal, the Condominium Corporation’s insurance policy, reserve fund, and much more.

What is a unit factor?

A unit factor is a measure used to determine a condominium unit’s share of condominium fees and voting rights. Unit factors are generally proportional to the surveyed size. The number of unit factors that your unit has determines your share of the Condominium Corporation.

Are the condo fees high?

This is a question of perspective. Unfortunately, it is becoming increasingly common across Canada for condominium projects to have major deferred maintenance issues that lead to owners having to pay large fees in addition to their monthly condominium fees — called special assessments — often tens of thousands of dollars. If a property has “low” monthly fees, but later requires owners to pay a $30,000 special assessment, what benefit was there?

River Park Glen is expertly managed by a team with decades of experience in large multifamily investment properties. As such, preventative maintenance is prioritized and when major projects require additional funds, rather than impose a special assessment on owners, the Condominium Corporation has historically taken out loans to fund their completion, building the repayment into the monthly fees and spreading the cost out over time. Large special assessments have never been issued. There have been some smaller special assessments, but they have been manageable in size and infrequent.

It is also important to make an “apples to apples” comparison. River Park Glen sits on a fifteen-acre site with a dedicated leisure center and many community amenities. It would be misleading to compare River Park Glen’s expansive grounds, kilometers of hallways, and over forty years of age with a new single-building high-rise. The properties are very different. Their condominium fees will reflect this.

Why does the Condominium Corporation have a loan?

Historically, the owners of this Condominium Corporation have choosen to fund some of the larger infastructure projects via financing. Examples include upgrading the roofing and modernization of the elevators. In both cases, the owners approved the use of financing which allowed the Corporation to negociate competitive rates from lenders and complete the work with a moderate increase to condominium fees (while the loan is repaid) rather than large up-front special assesment.

How much do utilities cost the Condominium?

Insurance and utilities. Utilities are 24% of the budget and fluctuate based on market pricing of natural gas and electricity. Heating and lighting in a climate such as Fort McMurray’s can be expensive. The introduction of Canada’s carbon tax has further increased this cost. To help, contracts for preferential rates on energy and energy efficient upgrades are made where financially feasible and we actively manage our exposure to utility pricing.

How much does insurance cost the Condominium?

Insurance is up to full replacement value is mandatory in Alberta. Despite, lowering this cost by 69% since 2019, it remains one of the largest expenses and is approximately 17% of the Condominium Corporation’s annual budget. Insurance costs are high despite River Park Glen being in the “Star Program” for insurance and having received the score of “superior” in our most recent risk assessment where it states that the property has implemented “best-in-class management processes which significantly exceed similar condominiums in the area or province.” We can continue to minimize the impact of insurance premiums by ensuring our property is viewed favorably by insurers (and lenders) through diligent preventative maintenance programs and wise capital investments.

Do I need property insurance?

Yes, as an owner you need insurance. The Condominium Corporation carries insurance to protect River Park Glen as a whole. It does not completely cover your unit.

The Condominium’s insurance policy excludes “furnishings, improvements, fixtures, and any property brought into or installed in a unit by any owner, current or previous.” In other words, the Condominium Corporation’s insurance will only cover to a base unit as outlined in the Standard Insurable Unit Description (SIUD). That is why we recommend you review the SIUD which applies to your unit and ensure that you have sufficient coverage. There is a SIUD for Apartment Units and a SIUD for Townhouse Units.

The Condominium Corporation’s deductible is $50,000. If there is damage to other units or the common property and the loss originates from your unit (for example fire or water damage) you may be charged up to $50,000 by the Condominium Corporation to pay for the deductible. Therefore, we strongly recommend that your insurance policy covers this.

Additionally, if you will live in your unit, we recommended that you get coverage for additional living expenses, should a loss put you out of your home for a period of time. If you rent your unit, we recommend that you ensure that your tenant maintains a Tenant Insurance policy with at least $2,000,000 in third party liability coverage and which insures their property against damage or loss caused by fire, water, theft, and any other perils. This protects both you and your tenant.

What other responsibilities come with ownership?

As an owner, you are legally responsible for your unit, its occupants, manager, and/or any contractors who do work in the unit. If you have tenants or use a property manager, they must be registered and it is your responsibility to ensure that they follow the bylaws. Sometimes, people buy properties without reviewing the bylaws and end up with expensive problems. We do not want this to happen to you so please review the information summarized on this page and the Condominium Corporation’s Bylaws. If you have any questions, please call us at (780) 790-2077 or drop by the River Park Glen office during regular business hours (Monday to Friday, 9am to 5pm).

Is smoking allowed?

No, smoking is prohibited at River Park Glen. This includes indoors, balconies, and outdoors – everywhere. 

Are pets allowed?

Yes, but there are restrictions on the size, weight, type, and number of pets. All pets require written approval, must weigh less than 14 kilograms (30 pounds), and must have a height of less than 0.38 meters (15 inches) at the shoulder. Please submit form CM 0005 Pet Approval prior to bringing a pet to the property (or allowing your unit’s occupants to do so).

Can I renovate my unit?

Yes, but any structural, electrical, plumbing, air conditioning, or similar renovations require written approval from the Condominium Corporation. If you plan to renovate your unit, please submit form CM 0008 Renovation or Water Shut Down Request to the River Park Glen office prior to starting any work. If you are using a contractor, please also submit form CM 0007 Contractor Registration prior to starting any work.

Can I install a washer, dryer, or dishwasher?

No, you cannot install a washer, dryer, or dishwasher in the High Rise or Low Rise units. This is due to the plumbing and exhaust infrastructure of the buildings. The installation of these appliances leads to significant property damage to both the common areas as well as other units located below. However, if you wish to install a washer, dryer, or dishwasher in one of the Mews units, you may do so with written approval from the Condominium Corporation. Please ensure that forms CM 0008 Renovation or Water Shut Down Request and CM 0007 Contractor Registration are both submitted prior to starting any work.

Are lock boxes allowed? 

Yes, but only in designated areas. You may also consider leaving a copy of your key with the River Park Glen administration office, so that it may be used in the case of emergency, or with proper notice, rather than compromising the door or lock. The keys are stored securely. Contact the office for more information.

Are short-term rentals allowed?

No, short-term or “Airbnb” type rentals are prohibited. Please note that all occupants and vehicles must be registered with the office.

What type of window coverings are allowed?

Window coverings must be proper blinds or curtains. Flags, blankets, plastic, foil, cardboard, or other improvised window coverings are not allowed. 

What is allowed on the balconies and patios?

Balconies must be kept clean. They may not be used for storage. Only patio furniture and barbeques are allowed on balconies. Bags, cloths, toys, tires, or other items are prohibited.

How does garbage collection work?

Only regular household waste may be disposed of at the site. All other debris such as furniture, electronics, mattresses, appliances, etc. must be taken directly to the Regional Municipality of Wood Buffalo’s waste management facility.

How does pest control work?

With all large multifamily properties, it is important to be pro-active with pest control. Each month a block of units is inspected by a K9 unit and a licensed pest control technician. This is a preventative inspection.  You can expect your unit to be inspected approximately once per year. However, if your unit has a pest issue, treatments can be scheduled immediately. The cost of pest control is included in your condominium fees, so please do not be shy about reporting any pest issues to the River Park Glen office. Please note that if an inspection or treatment is scheduled and you (or your units occupants) do not provide access to your unit, after several attempts you may receive a bylaw sanction.

How do utilities work?

There are four buildings at River Park Glen and the utilities vary from building to building. The two High-Rise buildings and the Low Rise building use a hot water heating system. Therefore, in those buildings water and heat is included with the condo fees, but power is the responsibility of the owner. However, in the Mews units (units with two floors) the owner is responsible for water, heat, and power. The Mews units use forced air with individual furnaces for heat.

How do postal codes and mailboxes work?

Due to the  size of the property, there are multiple civic address. There are 141 units in High Rise One, 149 units in High Rise Two, 96 units in the Low Rise and 112 Mews (bi-level) units. High Rise One, High Rise Two, and the Low Rise each have a Canada Post mail room and a Canada Post parcel locker in their lobbies. These mail rooms are only accessible by Canada Post. Each resident will require a mail key to their mailbox. The civic addresses of each building are listed below. The blanks space is a placeholder for the individual unit number.

• • High Rise One: ___ – 11721 MacDonald Drive, Fort McMurray, AB, T9H 4H1
  • High Rise Two: ___ – 13221 MacDonald Drive, Fort McMurray, AB, T9H 4H2
  • Low Rise: ___ – 14921 MacDonald Drive, Fort McMurray, AB, T9H 4H3
  • Mews Units: ___ – 21 MacDonald Drive, Fort McMurray, AB, T9H 4H4

Where is my parking stall?

River Park Glen has a four parking areas: First, there is a covered parkade with two levels. All parkade stall numbers end with the letter A. There is the parking lot located to the West of the Low Rise Building, all of these stalls end with the letter B. There is a parking lot located to the West of High Rise Two, all of these stalls end with the letter C. There is a parking lot located to the East of High Rise One, all of these stalls end with the letter D. Finally, there is an Overflow parking lot (for larger vehicles) located at the Northeast corner of the property, those stalls end with the letter C as well. Additionally, 2-Hour and 4-hour visitor parking is available in designated areas. (Parking is monitored by CCTV and patrolled by security).

Where can guests park?

Visitors may park in designated visitor parking areas for a maximum of four hours without a parking pass. They must get a visitor parking pass from the office if they intend to stay longer than four hours. Visitors can stay in visitor parking for a maximum of seven days each month up to a cumulative total of 28 days per calendar year. Longer stays require registering the vehicle with the office. 

Is extra parking available? 

Yes, the Condominium Corporation has additional parking stalls available for rental. If you would like to rent one of these, please contact the River Park Glen office.

Can you lock off the elevators for moving?

Yes, we can arrange to lock out the elevators for you. Please coordinate with the River Park Glen office several days in advance. Please keep in mind that you must not park vehicles anywhere that may block Fire Lanes, marked Handicap Stalls or other Resident’s parking stalls. Vehicles are not to be driven on the fire lanes, sidewalks, or grass areas unless permission has been granted by the Condominium Office. Security will not unlock the gates for anyone unless they have received authorization from the office.

The unit I’d like to buy has a tenant, but I would like to move-in. What can I do?

Not very much. In Alberta, Landlords and their real estate agents must follow the Rules of the Residential Tenancies Act. If the tenancy is a monthly periodic, then you must give the tenant at between three to twelve full tenancy months’ notice (depending on the situation). If the tenancy is a fixed term tenancy, then you must wait until the end of the term for the tenant to vacate. It is sometimes possible to negotiate for a tenant to vacate earlier but this would normally be negotiated directly between you and the tenant (after the sale has closed). Generally, the easiest course of action is to close the sale and collect the cash flow until the tenancy ends, at which point the unit will be turned over to you for you to move in.

My purchase is about to close. How do I register as a new owner?

Contact the River Park Glen Administration office. We can send you the paperwork via DocuSign or in person at the office. Please keep in mind that anyone living in your unit must also be registered in order for the office and/or security to assist them. Similarly, if you engage someone to manage your property, they must also be registered with the Condominium Corporation. If your unit’s occupants and/or property manager are not registered, then the River Park Glen office will not be able to assist them with fobs, parking passes, etc.

Where can I find the Condominium Corporation’s Reporting?

The official website of the Condominium Corporation is www.rpgcondo.ca. On the site you may contact the Board of Directors and find up to date reporting on everything from meeting minutes to financial reports. You can also download a copy of the River Park Glen Condominium Corporation’s Bylaws and Schedule E – Rental Rules.