Commercial

Problem

In October 2024, a pressurized hot water boiler line failed in the 4th floor hallway ceiling of a multi-storey residential and retail condominium tower in Calgary's Beltline neighbourhood. The discharge struck a nearby sprinkler head, triggering full activation of the suppression system. The combined flow from both the domestic boiler line and the sprinkler system caused a partial ceiling collapse in the 4th floor corridor and rapidly spread water to multiple adjacent units. Water migrated vertically through structural assemblies and the elevator shaft, cascading to the 3rd and 2nd floors and ultimately reaching the main floor lobby, mail room, vestibule, and the retail storage area below. The scale and speed of the water migration made this one of the most complex multi-unit losses Red Dot Restoration had responded to, with more than 20 units and common areas affected within hours of the initial failure.

Commercial

Challenges

Rapid vertical water migration - water traveled through the elevator shaft and structural assemblies across four floors, requiring assessment of 20+ units and common areas simultaneously.

Partial access at time of response - several units remained locked and unconfirmed, requiring ongoing coordination with building management and residents to complete the full damage assessment.

Electrical hazards - compromised ceiling cavities and wall systems in multiple units created active electrical risks that had to be identified and secured before mitigation could proceed safely. Scope extended to active retail - the Shoppers Drug Mart storage area on the lower level was flooded, requiring careful handling around retail inventory, equipment, and business continuity concerns.

Scope extended to active retail - the Shoppers Drug Mart storage area on the lower level was flooded, requiring careful handling around retail inventory, equipment, and business continuity concerns.

Insurance complexity - with a condo corporation, a property management company, and individual unit owners all involved, Red Dot coordinated documentation and communication across multiple stakeholders simultaneously.

Commercial

Red Dot's Response

Upon arriving on site, the Red Dot team conducted an immediate triage across all accessible floors, identifying active water sources and confirming shutoff. Emergency mitigation began within the hour. Approximately 38 air movers and 12 dehumidifiers were deployed across affected units and common areas to begin structural drying and prevent secondary mould growth. Compromised ceiling areas were secured and flagged for controlled demolition. The team worked directly with the property management company (FirstService Residential) and the condo corporation to coordinate tenant access, sequence unit entry, and maintain clear communication throughout the emergency phase. Selective demolition of saturated drywall, insulation, and ceiling assemblies was scheduled immediately as access to locked units was gained. Red Dot also supported the insurance claims process from day one with detailed documentation, equipment logs, and daily monitoring of drying conditions to provide adjusters with the reporting needed to move the claim forward efficiently.

Results

Despite the scale and complexity of the loss, Red Dot Restoration maintained controlled progress across all affected floors, keeping residents informed, minimizing further damage, and ensuring the property management team had clear documentation at every stage. The full-service approach, from emergency response through to selective demolition and drying, positioned the building for a smooth transition into rebuild.

20+

Units & areas affected

38 / 12

Air movers / dehumidifiers

Real stories from real clients

When disaster strikes, Red Dot Restoration delivers

Five stars is not nearly enough! From start to finish everyone I spoke to was extremely polite, efficient and professional. All the contractors were clean and respectful, on-time and effective.

Home Owner

Calgary, Alberta

Red Dot Restoration has been exceptional to work with. Their team, especially Nick, has continually shown professionalism, reliability, and genuine care for the residents at one of my properties. The quality of their work speaks for itself—clean, meticulous, and completed to a very high standard.

Property Manager

Calgary, Alberta

One of our residents recently shared how grateful she was for Red Dot’s kindness and compassion during a difficult five-month repair in her suite. She described their workmanship as immaculate and their people skills as outstanding. The team even came late at night to move her freezer when the heat from equipment was causing the contents to melt. That level of service goes far above expectations.

Property Manager

Calgary, Alberta

From my perspective, I appreciate how responsive Red Dot is and how dedicated they are to maintaining a positive working relationship. They are open to feedback, always willing to learn, and consistently show respect for the unique needs of senior residents. Their commitment to completing projects properly and communicating professionally makes a real difference in our community.

Property Manager

Calgary, Alberta

I would not hesitate to recommend Mike Williams and the Red Dot Restoration team. Their work is excellent, their approach is compassionate, and their willingness to collaborate sets them apart.

Property Manager

Calgary Alberta

Their crews were always polite and helpful; the management was responsive to my emails and texts; I found they went beyond what might be expected. I'd hire Red Dot Restoration any time I needed restoration work on my property.

Home Owner

Calgary Alberta

During the heavy rain storms we had sewage backup in our basement. They responded the same day within 45 minutes. The response team was polite, informative, respectful and efficient. The project manager Justin has been very helpful during these frustrating times, always answering the phone and providing 24/7 service. Very good at putting our mind at ease.

Home Owner

Calgary Alberta

Multi-Storey Residential & Retail Tower Boiler Failure & Sprinkler Activation

Property Type

Project Manager

Commercial

Problem

Commercial

Gallery

Commercial

Challenges

Commercial

Red Dot's Response

Results

Services Performed

Emergency Response

Water Extraction

Structural Drying

Selective Demolition

Insurance Coordination

More Projects

View More Work

Residential

Emerald Stone Residential Condo Tower

Real stories from real clients

Dealing with property damage in Calgary?