Resume submissions. No positions open. Thanks.

” Train people well enough so they can leave. Treat them well enough so they don’t want to ” Sir Richard Branson.
Hi, thanks for dropping by. It’s nice to be able to make contact with our peers.
SORRY, currently we’re NOT HIRING.
NO RESUME’S ACCEPTED AT THIS TIME.

We have been receiving quite a few scam resume’s. Once opened, the release a virus.
If this continues we may change our policy and only accept resume’s via Canada Post.

Future Reference for when we do advertise for new employees:
We require this information: your “resume, cover letter and drivers abstract”

Incomplete submissions won’t be accepted.
We can start from there.
Available positions are normally advertised as they become available.

Terra Nova looks for friendly, energetic Team Players.
With a passion for Consistent Quality Landscape Services and Customer Care.

Select employees may be trained in the ITA horticultural or arboricultural apprenticeship program,
or other industry training seminars through the BC Landscape Nursery Association.

Some of our Policies:
No smoking on any of our client’s sites or company property.
A personal vehicle is required daily. There’s no bus service to and from client properties.

Work Days : Monday to Friday. 8 am sharp, until 5 pm Rain or Shine.
CSA approved steel toe boots and proper rain gear are required.
Work gloves are recommended.
-We supply CSA approved eye and ear protection if you don’t have any.
Terra Nova will train or retrain you to use our equipment safely and professionally.
We are WorkSafeBC compliant
We have a company written employee manual

Things to consider for employment : Level 1 First Aid/CPR, WHMIS, IPM, and other training such as : RLT-Residential Landscape Technician (visit Burnaby Continuing Education on line. Also Kwantlen University has good courses) or be certified as CHT,CLP, CLD, CLT or equivalent horticultural training from the Canadian Nursery Landscape Association, BC Landscape Nursery Association, GAIA College or other post secondary landscape, horticulture or arboriculture training.

There is also: ITA-Industry Training Association (horticultural or aboricultural apprenticeship programs) and/or ISA Arborist, TRAQ-Tree Risk Assessment Qualified, Current Landscape General (or higher) Pesticide License that is IPM-Integrated Pest Management Certified,
IIABC-sprinkler systems certified, Rain-bird sprinkler systems, Allan Block Retaining Wall/hard landscape training,
Canadian Construction Safety Council and other certifications are beneficial.

Terra Nova adheres to the B.C. Employment Standards Act, WCB/WorkSafeBC regulations, Bullying and Harassment laws, Due Diligence, Occupational Health and Safety-OHS, The Canadian Landscape Standard (BCSLA/BCLNA), IPM-Integrated Pest Management, PHC-Plant Health Care (ISA) etc. Including : The Code of Ethics of the Canadian Landscape Nursery Association, the International Society of Arboriculturists, Terra Nova Landscaping Services Company Policies and others.

Terra Nova Landscaping Services is an equal opportunity employer.
20 Plus Years of Consistent Quality Landscaping Solutions. Good Luck in your job search.

Note: Alcohol, Cannabis, tobacco, narcotics or other non-prescription drug use is prohibited on our clients sites and on company property, trailers and vehicles.
Shelled sunflower seeds (spitz) are not allowed either.
Remember, “Our Employees Represent The Company”
Please party on your own time.
We reserve the right to test for narcotic and chemical drug use. Thank-you for your understanding.
Respectfully, David Payne. President of Terra Nova Landscaping Services Ltd.
ita/cht/clt/clp/rlt/traq/isa/Red Seal Journeyman Landscape Horticulturist/Arborist

Posted in Dr New Earth Today, Terra Nova Landscaping Services- Dr. New Earth, Uncategorized | Tagged , , , , , , , , , , , , , , | Leave a comment

Landscape Canada Certified Pro Staff, Red Seal Journeyman Horticulturist, Arborists, IPM Integrated Pest Management:non-toxic solutions

Red Seal Journeyman Horticulturist,Landscapers, arborists, consulting

Posted in Dr New Earth Today, News for Strata/Condo owners, Terra Nova Landscaping Services- Dr. New Earth, Uncategorized | Tagged , , , , , , , , , , , , , , , , , , | Leave a comment

STRATA COUNCILS call TERRA NOVA FIRST

Wanted – STRATA, CONDO, TOWNHOUSE + COMMERCIAL PROPERTY LANDSCAPE MAINTENANCE CONTRACTS

Site Specific: Landscape Maintenance Packages and Services.
CONSISTENT QUALITY LANDSCAPE SOLUTIONS

Lawn and Garden Maintenance Programs
Over 20 years experience. Servicing the challenging demographic of Large Strata and Commercial properties.
Member: BCLNA,CNLA,ISA. Landscape Canada Certified Staff and services.
BC/Canadian Landscape Standard. IPM Certified, Red Seal Journeyman Landscaper, Horticulturist, Arborist etc. on staff.

We earned our BBB A+ Rating with hard work, dedication and knowledge of our industry.

INFO@TerraNovaLandscapingServices.ca Call or Text 250-263-2060
hint: shortcut through our site at www.TerraNovaLandscapingServices.ca
Contact us on facebook as well. We’ll call back quickly.

We’re on facebook with many client pictures, testimonials, information and insights.
Servicing The Lower Mainland. Both Sides of the Fraser River.

There is a lot of great competition. We believe there’s enough work for every-one to make a living.
And wish our Brothers and Sisters in the business Great Prosperity and Happiness.

From one of our websites:
Welcome to TERRA NOVA Landscaping Services. Specializing in Strata and Commercial Properties. We’ve grown to become one of the top companies in the region with our goal of providing the best quality landscape services around. www.kamloopsstratacare.com
We’re excited to offer our Consistent Quality Landscape Maintenance, Designs, Installations and Consulting services to Surrey, Langley, Mission, Maple Ridge, Pitt Meadows, Port Coquitlam, Port Moody, Anmore, Belcarra, Coquitlam, Burnaby, New Westminster, Vancouver, Delta, Richmond. Lower mainland. Both Sides of the Fraser River.
With TERRA NOVA Landscaping Services on the job you can be assured that all of your landscaping and property maintenance needs will be taken care of in a timely and professional manner. By one of the more experienced landscapers in the area.

When choosing a landscape contractor, you want a company you can trust and depend on. For over twenty years, TERRA NOVA Landscaping Services has built its’ reputation on providing Consistent Quality Landscaping Services and programs to over 250 strata and commercial landscapes. We’ve been consistently rated as one of the top professional landscaping companies in the Vancouver area. And have a BBB A+ rating.

At Terra Nova Landscaping Services,

We’re looking for a long term relationship with Your Landscape.

CONSISTENT QUALITY LANDSCAPE SOLUTIONS for over 20 years

Call us First for a detailed Estimate Today 250-263-2060

BE THE ENVY OF YOUR NEIGHBOURHOOD with Terra Nova Landscaping Services Ltd.

Posted in Dr New Earth Today, News for Strata/Condo owners, Terra Nova Landscaping Services- Dr. New Earth | Tagged , , , , , , , , , , , , , , | Leave a comment

GRASS CUTTER BLUES

Grass Cutter Blues
Still cutting your own lawn? You could be pushing that old mower between 25 and 40 times a year.
That’s like devoting an entire work week every year to being a slave to your lawn.
Come spring, you might be one of the adventurous rare breeds who cleans, sharpens and tunes-up their machine?
For a fact, most home owners have never changed mower oil or sharpened their mower blades. That means,
your old pull start, may be environmentally unfriendly, decreasing your property value. Stressing and damaging your lawn.
Dirty emissions, sputtering, clogged, noisy pollution. Clouds of burning oil and wasted gas. Leaking and staining your lawns, walkways and driveway.
Dull and Damaged Blades and wobbly wheels are really slowing you down. Hurting your lawn’s health and appearance. Creating lawn stress and the potential for disease and insect damage.

Our commercial lawn mowers each average 40 hours of lawn care service “per week.”

We’re pro-active in preventing down-time and other potential problems on our client’s properties.
WE WANT TO HELP INCREASE PROPERTY VALUE through proper horticultural practices.

All of our Mowers and lawn and garden equipment are Kept ” Clean, Sharp and Sterilized.” Professionally Maintained.
Clean sharp mower blades won’t tear and stress your lawns. They won’t spread lawn diseases. Daily blade changes give us a true Clean Cut.
That will add to your lawn’s VIVID OUTSTANDING CURB APPEAL
We change blades and clean our lawn machines every day.
Once a week, our ergonomic small engine repair shop changes oil, cleans filters and lubricates transmissions and
all other moving parts.
We keep all of our landscaping equipment in top notch condition.

Time is money. Spend your time enjoying life.
Contact us: at info@TerraNovaLandscapingServices.ca, for Quality Landscape Maintenance, Designs, Installations and Consulting services. Leave the yard work to us

We Are on FB too: TerraNovaLandscapingServices.
20 year BBB A+ rating. Member of BC Landscape Nursery Association
Landscape Canada Certified Staff.
two five zero-263-twenty,sixty.
Servicing Lower Mainland Strata Properties, Condos, Commercial Properties. Both sides of the Fraser River.

Note: we’re always looking for New Strata and Commercial Maintenance accounts

Thanks for visiting
keywords: Strata, commercial, real estate, strata council, property manager, grass, cut, grass,lawn cut, garden, weeds, noxious weed, flowers, plants, trees, landscape plans, retaining wall, sprinkler, arborist report, consulting, consultant, technical report, hard and soft landscape,design, installation, maintenance. doctor new earth dawt com, terra nova landscaping services dawt ca. on the web. Nw, LMS, CHOA, European Chafer Control and Repair Certified PRO :

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European Chafer Beetle Lawn Repair, insect damage Control. Government Licensed.

GOT EUROPEAN CHAFER BEETLES?
TERRA NOVA: landscape Canada Certified PRO

I’ve removed the proprietary blog post on What To Do to Control European Chafer’s.
It was being copied by other landscapers and used without permission.

I’m also laughing my head off at all the people on facebook trying to come off as professional lawn care people.
NO ! The lawns DON’T like acidic soil. Quit telling people that. hahahaha

If you have an infestation, Terra Nova Landscaping is trained and certified (Government licensed)
to repair damage. And Control the larvae.

CONSISTENT QUALITY LANDSCAPE SOLUTIONS. TERRA NOVA. Let us get your lawns and gardens healthy.

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Read Me: COMPANY POLICIES Terra Nova Landscaping

TERRA NOVA LANDSCAPING SERVICES LTD (1997)

CONTRACT ADDENDUM ‘B’ COMPANY POLICIES-This is agreed to as part of your contract.

It’s recommended that this page be shared with all Strata Properties. Post in Common Area.

NOTICE: BY 8 AM ON REGULAR SERVICE DAYS, ALL RESIDENTS ARE REQUIRED TO REMOVE:
DOG WASTE, Furniture, Hoses, Toys and other items from their lawns and gardens
Terra Nova employees do not REMOVE ITEMS FROM LAWNS

Landscape Contractor is not responsible for damage to items left in our service areas.
DOG WASTE MUST BE CLEANED UP OR WE MAY NOT CUT THE OFFENDING AREA!
REGULAR SERVICE CHARGES WILL STILL BE LEVIED FOR SKIPPED YARDS.
PROBLEM YARDS WILL BE REPORTED
(Long grass is extra wear and tear on the equipment, animal feces rots equipment, no-one wants to work soiled!)

- Modifications to your landscape by any: Thing, Person, Company, Act of God, etc., which creates a greater
workload or cost, above that agreed to in this contract, will be included as extra billing.
- All Invoices are due upon receipt.
- Clients: Contact the Terra Nova Landscaping Office, before undertaking any projects or exterior services.
- One Council member and the Property Manager shall be appointed contact persons for the Landscaper.
- Residents: Do Not perform any tasks, work or Landscape changes on common property. You could breach
contracts, or depreciate property value, curb appeal, or create a greater work load than agreed to.
- Waste from “private backyards” or other areas not included in this contract will not be removed
- All work order changes go through the Terra Nova Landscaping Services Office.
- Terra Nova landscapers, gardeners and sub-contractors take direction from their on-site Supervisor only.
- WorkSafeBC rules/regulations, BC/Canadian Landscape Standard, Codes of Ethics enforced on all sites..
- Terra Nova Landscaping Services Ltd., is an equal opportunity employer -

Please Respect our employees right to privacy. Do Not Take pictures and post them on social media.

*Disclaimer*“We can make your property shine, Increased property value, Consistent Quality Landscape Solutions” and others, are advertising slogans and are relevant to the extent of and particulars of each maintenance, installation, design or consulting program and or contract. And are directly related to the amount of investment by the contractee. You will notice a great improvement. Thank-you for choosing Terra Nova

Council Representative and Property Manager: PLEASE SIGN AND DATE the 3 CONTRACT PAGES.
This includes Addendums A and B.
Return Signed Contract to Terra Nova Landscaping Services, Annually and Prior to commencement of services

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Canadian Landscape Standard.

Terra Nova Landscaping, Lawns and Gardens, has always utilized the B.C. Landscape Standard on all of its client’s properties. This is the same standard used by the BC Society of Landscape Architects. It ensures consistency and professionalism in all of our landscape projects. From consulting and design, through installation and maintenance.
The B.C. Landscape Standard has recently been incorporated into the new “Canadian Landscape Standard (CLS)”.
Recognized by the Government of Canada. The standard has also been incorporated into the Red Seal Occupational Standards for Landscape Horticulture. (Terra Nova has Red Seal Landscape Horticulturists on staff. Plus other Landscape Canada and International Society of Arboriculturist and Integrated Pest Management-IPM certified employees.
The Public Services and Procurement Ministry has determined the Canadian Landscape Standard reflects what they have long aspired to do in the conceptualization and realization of landscape projects across Canada.
They are conducting a further review of their policy, with CNLA (Canadian Nursery and Landscape Association) working with the Deputy General to further the discussion related to living green infrastructure and the CLS.
The Canadian Council of Directors of Apprenticeship (CCDA) held Red Seal Occupational Standards (RSOS) workshops in Ottawa this January 2017, with the result that the CLS are now incorporated into the Red Seal Occupational Standards for Landscape Horticulture.
Congratulations to all the people in BC and across Canada who worked diligently to have the BC Standard nationalized, and integrated into these important documents and programs. Particular thanks go to:
•Christene LeVatte, CNLA Past President, Nova Scotia
•Phil Paxton, CNLA 1st Vice, Alberta
•Jeff Foley, BCLNA Past President
•Plus many, many more….

Many years ago I worked on the BC Landscape Standard 6th edition. This was the predecessor of the New, Canadian Landscape Standard. Unfortunately, Volunteering with the Landscape Association took too much time away from running my business.

Note: As we have Red Seal Journeyperson Landscape Horticulturists on staff,
Terra Nova Landscaping is qualified to sponsor Apprentice training through the ITA of BC. Industry Training Authority.

Posted in Dr New Earth Today, News for Strata/Condo owners | Tagged , , , , , , , , , , , , , , | Leave a comment

B.C. Strata Property Act >>>FREE COPY @ Terra Nova Landscaping Services.ca

http://www.bclaws.ca/Recon/document/ID/freeside/98043_00

Please cut and paste this into your search engine.
Our hyper link for this blog page is on the blink.

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TESTIMONIALS FROM STRATA CLIENTS and PROPERTY MANAGERS

*People are talking about how good our property looks
and how our grass has come back to life.
Thank you for your efforts.
You really are very good at what you do.
Doug H.
Creekside Strata
Port Moody, BC

*We would like to take this chance to pass on that we are very happy
with your hard work and
the level of service that you are providing.
Carol C, Property Manager

*Your company and crew has done an excellent job to date and we wish you every success with your company in the future.
Ray D, Strata Council Chairman

*Hi, I am not sure if you had any other owners give you feedback about the weed situation, but our yard looks amazing. There are no more weeds and the grass is completely lush and health. Could you pass this off to the landscaper? Thanks, Christine (unit 48)
Note: This was a new site for us. Weeds were controlled using non-toxic (IPM) methods.

*I would like to take this opportunity to say that in the short time TERRA NOVA Landscaping has taken over the Cobalt Sky landscaping contract, the quality of the workmanship has improved greatly.
On several occasions I have had the opportunity to witness the work of David Payne and I must say that I am greatly impressed with this mans work.
The pruning of our shrubs and the raking of the leaves at our unit has been first class.

If this is an example of what is to come from TERRA NOVA landscaping then we have a winner!
Would you please pass this along to our committee . All too often they get negative comments from the residence, how ever in this case I would like to congratulate our committee for finding a landscaper who seems to genuinely know what horticultural is all about. Great work.
Al M. Strata Resident

Posted in Dr New Earth Today, News for Strata/Condo owners, Terra Nova Landscaping Services- Dr. New Earth, Uncategorized | Tagged , , , , , , , , , , , , , , | Leave a comment

WELCOME. Let us introduce ourselves

TERRA NOVA LANDSCAPING SERVICES LTD
Office hours 9 am – 5 pm Monday to Friday.
E-mail : Info@terranovalandscapingservices.ca,
Call or Text cell for callback 1-250-263-2060

We have great people on staff: : RED SEAL Journeyman Landscape Horticulturist, Landscape Canada Certified Horticulturists with specialties in lawns and gardens, Turf Care, Ornamental Plant Health Care, Trees, fertilizing,Organic Turf manager. non-toxic pest control, IPM, EUROPEAN CHAFERS (control and repairs), Landscaping. ISA Arborist, , Landscape Canada Certified Horticultural Technicians, Certified Residential Landscape Technicians.. Certified/Worksafe/ISA/TRAQ- Hazard Tree Risk Assessor, Government Licensed Landscape General and Industial Site/Noxious weed Pesticide Applicators. Canadian Construction Industry Safety Certified, first-aid/safety supervisors.

IPM/PHC Certified Pro : We use integrated pest management and plant health care techniques. (pest and disease control) Prefering the non-toxic approach for correcting problems that are stressing your landscape. We can include a non-toxic eco-friendly weed and pest control program in your contract ie: beneficial insects, Safers insecticidal soap, fertilizers for nutrient deficiency, midges, non-toxic weed control spray programs, over-seeding lawns etc.

All employees are trained for their tasks. WCB/WorkSafeBC registered.
We carry $3 million in liability insurance.
Terra Nova is an active member of: BC Landscape and Nursery Association, Canadian Nursery Landscape Association, International Society of Arboriculturists, Affiliated with: Western Canada Turfgrass Association, PLANET-The LandCare Network. And CHOA. B.C. Condominium Home owners association.
Membership keeps us informed with the latest information on landscaping and tree care. As well, our employees must constantly upgrade their knowledge of the industry in order to keep their Certified Status intact.
As company owner, I have many international industry qualifications. A published author and consultant of tree care, lawns, gardens and landscaping. Featured on the weather Network, when I find time, I blog and answer landscape related questions as Dr New Earth on many industry sites.

OUR GOAL IS TO HELP INCREASE YOUR PROPERTIES VALUE
THROUGH HEALTHY ECO-FRIENDLY LANDSCAPING PRACTICES.*

It’s Company Policy to document accurate work records. Our tools are kept clean, sharp, and sterilized.

Besides having a large number of commercial mowers. Trimmers, edgers, blowers, and hand held vacuums, we also use walk behind turf vacuums, extra long reaching hedge saws (up to 18 feet if required) and ride on mowers for our larger clients. Our Trucks and trailers are better equipped than most seen on the road today.

We use two way radios and cell phones to communicate when warranted by property size.

Although we maintain many smaller stratas, our average site size is 5 acres.

PLEASE SIGN EACH PAGE OF OUR CONTRACT.
*** SIGNED CONTRACTS MUST BE RETURNED Annually and Prior to service commencement***

Visit our BLOG, Strata Living information @ www.TerraNOVAlandscapingServices.ca

Facebook info: https://www.facebook.com/Terra-Nova-Landscaping-Services-Ltd-107771349296189

Thank your for your time.
David Payne President

*This is to be considered one of our slogans, and is dependent on the amount of investment made by the contractee, as well as other factors that may be out of our control or scope of contracted services.

IMPORTANT INFORMATION. PLEASE READ THE FOLLOWING POLICIES:
It’s recommended that this page be shared with all Strata Properties. Post in Common Area.

NOTICE: BY 8 AM ON REGULAR SERVICE DAYS, ALL RESIDENTS ARE REQUIRED TO REMOVE:
DOG WASTE, Furniture, Hoses, Toys and other items from their lawns and gardens.
Terra Nova employees do not REMOVE ITEMS FROM LAWNS

Landscape Contractor is not responsible for damage to items left in our service areas.
DOG WASTE MUST BE CLEANED UP OR WE MAY NOT CUT THE OFFENDING AREA!
REGULAR SERVICE CHARGES WILL STILL BE LEVIED FOR SKIPPED YARDS.
PROBLEM YARDS WILL BE REPORTED
(Long grass is extra wear and tear on the equipment, animal feces rots equipment, no-one wants to work soiled!)

- Modifications to your landscape by any: Thing, Person, Company, Act of God, etc., which creates a greater
workload or cost, above that agreed to in this contract, will be included as extra billing.
- All Invoices are due upon receipt.
- Clients: Contact the Terra Nova Landscaping Office, before undertaking any projects or exterior services.
- One Council member and the Property Manager shall be appointed contact persons for the Landscaper.
- Residents: Do Not perform any tasks, work or Landscape changes on common property. You could breach
contracts, or depreciate property value, curb appeal, or create a greater work load than agreed to.
- Waste from “private backyards” or other areas not included in this contract will not be removed
- All work order changes go through the Terra Nova Landscaping Services Office.
- Terra Nova landscapers, gardeners and sub-contractors take direction from their on-site Supervisor only.
- WorkSafeBC rules/regulations, BC/Canadian Landscape Standard, Codes of Ethics enforced on all sites..
– Terra Nova Landscaping Services Ltd., is an equal opportunity employer -

Please Respect our employees right to privacy. Do Not Take pictures and post them on social media.

*Disclaimer*“We can make your property shine, Increased property value, Consistent Quality Landscape Solutions” and others, are advertising slogans and are relevant to the extent of and particulars of each maintenance, installation, design or consulting program and or contract. And are directly related to the amount of investment by the contractee. You will notice a great improvement. Thank-you for choosing Terra Nova

Council Representative and Property Manager: PLEASE SIGN AND DATE the 3 CONTRACT PAGES.
This includes Addendums A and B.
Return Signed Contract to Terra Nova Landscaping Services, Annually and Prior to commencement of services

Posted in Dr New Earth Today, News for Strata/Condo owners, Terra Nova Landscaping Services- Dr. New Earth, Uncategorized | Tagged , , , , , , , , , | Leave a comment

NO SOLICITING OF ANY KIND ACCEPTED HERE!

DO NOT WASTE OUR TIME BY SENDING UNSOLICITED OFFERS TO THIS WEBSITE. THEY WILL NOT BE ANSWERED.

note: We will Never do business with out of country or off shore web service providers, advertisers etc.

ਇੱਥੇ ਸਵੀਕਾਰ ਕੀਤੇ ਗਏ ਕਿਸੇ ਵੀ ਕਿਸਮ ਦੀ ਕੋਈ ਅਪੀਲ ਨਹੀਂ!

没有任何形式的接受在这里接受!

यहां स्वीकार किए गए किसी भी प्रकार की कोई व्यवस्था नहीं!

沒有任何形式的接受在這裡接受!

Posted in Dr New Earth Today, News for Strata/Condo owners, Terra Nova Landscaping Services- Dr. New Earth, Uncategorized | Leave a comment

How many tenants are there?

We recently purchased into a highrise in Victoria and on the instructions of our Real Estate Agent we requested a Form B Information Certificate. The information was critical in making our decision as we have moved in with the intent of being in residence full time. One of our conditions was that the building did not have an excessive number of rentals. The building was constructed in 2008-2009, and we understand the strata bylaws limits the total number of rentals to 10% of the units being rented. On the Form B it shows there are only 8 rentals at this time with vacancies under the rental bylaw for more rentals. Since we have occupied the unit, we have discovered there are at least 28 rentals and several residents in the building with questionable ownership. Had we known this we would have looked at a different location. The property manager advised the only units they had rental forms were for the 8 rentals. What about all the other rentals? How does a buyer know the occupancy status of a building? Doesn’t the strata corporation have an obligation to tell us all the information. Vanessa R.

Dear Vanessa: Whether a strata corporation was created before 2010 with limited rental exemptions or after 2010 where most strata lots are exempt from rentals, it does not alter the obligation of a strata corporation to disclose total the number of rentals. While it is a challenge to manage the changing landscape of rentals in a large building, every strata corporation must maintain a rental inventory of: rental units permitted under the bylaws, any rentals exempted by an owner developer exemption, any exempted under the definition of family status and any exempted under a hardship application. While the details of these exemptions are not included on a Form B, the total number of rentals is material to a buyer. Under the Strata Property Act, all rentals are counted, all landlords/tenants must provide a signed a Form K, Notice of Tenant’s Responsibilities, and that total number must be disclosed to the buyers. You are correct, for some buyers the number of tenants may be a material condition of purchase. If a strata corporation is planning on enforcing or updating owners and tenants on new bylaws or rules, recognizing family exemptions for council eligibility, and correctly reporting the accurate number, the only solution is to maintain an updated rental inventory. A helpful practice is to include a rental update in the council minutes. For example, in your bylaw it could read as follows: there are currently 8 rentals under the rental bylaw, 14 owners renting as first purchaser under the owner developer rental disclosure exemption, and 6 family rentals. This is also important information for the council to track where the rentals may be specifically identified as the family members, which is a parent or child of an owner or the owner’s spouse. It automatically creates an assignment of an owner’s powers and duties under the Act which assigns the power and duties of the landlord under the Act, the bylaws and rules. This may include election to council and voting at general meetings, except to acquire or dispose of land, cancel or amend a strata plan or do anything that would affect the owner’s interest in the strata lot or common property. The Form K is a crucial document for every type of rental as it may also be a written assignment and may identify whether this is a family rental, the relationship and the assignment of duties. A tenant declaring the owner is their parent and they are eligible to sit on council is not sufficient evidence. Council and managers must routinely update and review the rental information and inventory. If a tenant and owner are being uncooperative, a quick title search will answer the questions. If a Landlord does not provide a signed copy of the Form K and provide the tenant with the rules and bylaws within two weeks of the tenancy, the tenant is still bound by the bylaws and rules, but may within 90 days of learning of the landlord’s failure to comply with giving notice, end the tenancy without penalty, and the landlord must pay the tenant’s reasonable moving expenses to a maximum of one month’s rent. A good motivation to complete the form and deliver it to your strata manager or council.

Posted in News for Strata/Condo owners | Leave a comment

Tenants Obligations

: I have been a tenant since 2016 in a new highrise in Vancouver. About a third of our building are rentals and none of the tenants has been elected to council. I received notice from council that l am in violation of the strata bylaws for using an electric barbeque on my balcony. I read the bylaws that were given to me by the owner of my unit at the time I rented and they permitted only electric barbeques.
I responded in writing requesting which bylaw they were quoting as I have nothing in the bylaws provided by my landlord. The strata responded they adopted new bylaws at the June 2018 annual meeting and the bylaw was amended prohibiting all outdoor cooking and that it was my landlord’s responsibility to inform me of the bylaws. Neither the strata corporation or the landlord provided any bylaw updates. How is it possible for tenants to comply with new bylaws if they don’t know about them? Terri M.

Dear Terri: When an owner rents their strata lot, they must provide a completed Form K notice of tenant’s responsibilities, to the strata corporation. Both the landlord and the tenant must sign the form. The Landlord’s obligation is to ensure that all current bylaws and rules of the strata corporation at the time the form is signed, are attached to the form and provided to the tenant. While the form acknowledges that the tenant must comply with any changed bylaws and rules, the duty to inform the tenants of any changes of new rules or bylaws falls on the shoulders of the strata corporation. Under the Strata Property Act, the strata corporation must inform owners and tenants of any amendment to the bylaws as soon as feasible after the amendment is approved. Unfortunately, many strata corporations and managers assume the owners will inform their tenants or that the notice of a general meeting and the minutes that follow will be sufficient. This is not formal notice in the same manner as a general meeting but applies the general communication format your strata corporation employs, provided every tenant and owner has access to the information. Best practice: if your strata corporation has adopted new bylaws or ratified new rules, as soon as feasible, have them posted to a web site where everyone has access or post them in public areas where residents will see notices, and send out a written copy advising of the new bylaws or rules. The minutes of the meeting may be an acceptable form of notice; however, attach the new ratified rules or approved bylaws so they are clearly identified. To ensure you have given notice of enforceable bylaws, within a week of your meeting confirm the new bylaws have been filed in the Land Title Registry before you send the minutes or notice of new bylaws. We have identified many circumstances where bylaws were adopted and never filed. Bylaws are only enforceable once they are filed in the registry. Notice of bylaw amendments after an amendment has been approved but not filed, is required as there may be bylaws that have exemptions created for age restrictions, pet bylaws or rental restrictions, and these exemptions apply when the bylaw is approved, not when it is filed, so timing is everything. Don’t forget if you are a landlord and renting your unit to a family member, or qualify under any of the rental exemptions, you must still provide a completed Form K to the strata corporation.
Tony Gioventu, Executive Director CHOA

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Borrowing funds: What’s the limit?

: I am new to my strata council. I purchased 5 years ago and our strata is very well run; however, a number of questions came up at our AGM that made me start to wonder if everything really is as reported. We did not have any items reported as expenses from our contingency fund this year, and yet I know we had at least 3 emergencies of significant expense. The treasurer advised that emergency expenses are at the discretion of council and can be expended from the operating fund, the operating surplus or the contingency fund. Is this correct? Another owner also questioned a line item called “service charges for accounts”. When questioned about the authority for this expense, the treasurer advised these were financing charges for our annual insurance and credit card. How does a strata corporation have a credit card?

Dear Caroline: It is a bit surprising how strata corporations and some management companies are creative with accounting and reporting to their owners. Owners are entitled to be informed about all expenses such as operating, contingency, special levy, and operating surplus expenses. If a strata corporation maintains an operating surplus that is not a slush for council at their discretion. Operating surplus funds may only be expended by ¾ vote approval at a general meeting or may be deposited to the contingency reserve fund by majority vote. Emergency expenses may only be expended from the operating fund or the contingency reserve fund. If they are spent from the operating fund surplus, a special levy or an approved contingency expense, those expenses may only be used to offset a deficit at the end of the year if approved by a 3 / 4 vote of the owners. If you approve an emergency expense from the contingency fund it simply becomes an allocated expense to that fund, identified as an emergency in the council minutes and it does not have to be paid back to the fund. If a deficit results with no approved fund by 3 / 4 vote, the deficit must be paid back to the operating fund within the next fiscal year and becomes a payable line item in next year’s operating budget. Insurance deductibles as a common expense are the only exception where a strata council may automatically impose a special levy for an insurance deductible without the need for a 3 / 4 vote authorization at a general meeting.

In regards to a line of credit, credit card or loan, the strata corporation is only permitted to borrow funds, if the strata corporation has approved the loan or credit by a 3 / 4 vote. That would include a line of credit or credit card or financing of an insurance policy. If your strata corporation intends on using a long-term line of credit or credit card, I recommend you seek legal advice on drawing up a bylaw to satisfy the 3 / 4 vote requirement setting limitations and terms and conditions on the use and reporting of the card. My experience with strata corporations who hold credit cards is not positive. At some point in the history of the card, there is always someone on council who ends up abusing the card or spending on personal or unauthorized expenses. Here is a thought to consider about credit cards. A tenant or family member who is a tenant may be granted permission by the owner of a strata lot to be elected to council. This person is not on title and may not have any personal assets to risk. You may also have an owner or tenant on council with a very poor credit history or more serious financial issues. As volunteers and fellow owners, you have no knowledge of their financial record and you are about to entrust them with a credit card that holds everyone within your strata corporation liable for any charges. Does this sound like a prudent decision?

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Significant change in use or appearance of common property?

: Our strata council has decided to shut down our swimming pool and hot tub for the next 3 months to save money. They claim the growing costs of winter heating are going to result in a deficit budget so they have the authority to shut down the services. Three council members have been lobbying for this because they don’t use the pool. Because we are in a resort area, owners who rent their units, and resident owners use the pool are furious. Does the council have the authority to impose these changes? Helen F.
Dear Helen: Almost every strata corporation across the province has some form of common property. How common property is administered is determined through the bylaws and rules of the corporation, or the resolutions approved by the owners at general meetings. Any significant change in the use or appearance of common property requires the approval of the owners by a 3/4 vote at an annual or special general meeting. The strata council does not have the authority to approve significant changes that would alter the appearance of common property and buildings or changes that would significantly alter the use of the property. If the strata corporation is heading into a deficit, the council have several options. They could simply complete the balance of the year and if there is a deficit, the owners repay the deficit amount in the following fiscal year as either part of the next operating budget by majority vote or a special levy or contingency expense by 3/4 vote. The council could also convene a special general meeting before the fiscal year end to approve a special levy to make up the projected differences, or seek the approval of the owners by 3/4 vote to suspend operations of the pool facilities to the end of the fiscal year. While I appreciate the fiscal prudence of your council, it also has to be recognized the pool facilities are a key part of your resort property through the winter, and closing the facility may have negative impact on your owners’ ability to rent their units. If your strata council does not respond, you may by 20% petition of the owners demand a special general meeting to direct the council by majority vote to open the facilities. The meeting must be held within 4 weeks after the demand is given to the strata corporation. If the council do not hold the meeting within the time period, the petitioners may give notice of the meeting and petitioned agenda items.
There is a significant amount of debate over what constitutes a significant change to common property. The Strata Property Act establishes the change must be significant and applies to use or appearance, but how does a council determine what is significant? A straightforward test on the proposed change is helpful. Will the change in use alter the ability of owners, tenants or guests to access the facility? Is the change short term only to address a maintenance or safety issue or is this a policy change in use? How will everyone be affected by the change? Will the change result in other occupants being affected adversely? If you are planning a change in use or appearance there may be other considerations. A removal of a tree or group of plantings may affect the appearance as well as the use of the property and may affect privacy. The installation of structures such as garden sheds or landscaping features may also be a significant change if they affect use or enjoyment of the common property or adjacent strata lots. Major construction or alterations to building exteriors requested by owners to enclose balconies or install skylights may also be a significant change. If it is likely that a strata lot(s) or use of area is being affected by the changes, it is probably significant and worth the effort to seek the approval of the owners at a general meeting before you proceed. Council members also need to be routinely reminded they are elected to act in the best interest of the strata corporation, not their personal agenda.

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Who pays for dryer vents and ducting costs?

: Our high rise building is having an ongoing problem with dryer vents and ducting that was inserted into the concrete floors. They are either too long, too small or have somehow been damaged during construction. The result is the ducting plugs, the exhaust saturates the lint trapped in the duct, the ducts leak and the ceilings in our units are all being damaged. To solve this problem the council has decided that from now on the ducting and exterior vents will be each owner’s responsibility to maintain and repair. With so many elderly people in our building the end result will either be avoidance because they can’t or won’t manage the work or injuries resulting from the maintenance. How can we convince our council this needs to be controlled by the strata corporation to ensure ducting is cleaned regularly? Many owners are concerned about fires as well as the council have threatened owners with the liability of a fire if they don’t clear their ducts. Marta P. Vancouver

Dear Marta: Pipes, wires, ducts and cables that are used in connection with other strata lots or pass through a ceiling or wall that forms and boundary between two strata lots or a strata lot and common property, are deemed by the Strata Property Act to be common property. The Act and Regulations do not permit a strata corporation to make an owner responsible for common property and the strata council or owners either as a rule, policy or bylaw cannot change the definitions of common property. On your strata plan, your dryer ducts leave your dryers and enter the floor ducts between two units and exhaust through a small exterior vent on the face of the balcony. The floor forms a boundary between two strata lots which deems the vents and ducting as common property. Whether they are for exclusive use or not is irrelevant. The ducting could be in the floor or ceiling between two strata lots, or run through an attic space that is common property. In any case the dryer ducting in your building within the floors and the exterior vent is common property. As a result, the strata corporation must maintain and repair the dryer ducts and exhaust vents. From a practical view, it is always better for the strata corporation to maintain and repair any items that can be grouped in quantities. It is much more economical to have one contractor clean 142 ducts and vents compared to each owner contracting separately. Your strata corporation can also confirm the work has been completed. In extreme cases clogged ducts between the dryer and the floor duct, and dryers that are not routinely cleaned will result in a fire. There were several dryer vent fires across Canada in 2018, all caused by occupants not cleaning the dryer lint catch, or the pipe that goes to the vents. In the event a floor duct cannot be cleaned as a result of a collapse during construction, it may be necessary for the owner to use a condenser drying unit or install venting within the strata lot space. In this case the owner would require the approval of the strata corporation before making any alterations to the structure of the building or the building envelope for the exhaust. Secondary lint traps installed between the dryer and the area where the duct enters a wall or floor will greatly reduce the build up. Every strata corporation and strata plan have variations. Always consulting the registered strata plan to determine the designation of property and the bylaws of the strata to determine the division of responsibilities between the owners and the corporation.

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What controls purchasing?

: Our strata owners recently approved 1.8 million dollars from our contingency fund on elevator upgrades, deck and balcony repairs, and the replacement of our boilers. At our general meeting, an owner questioned the council on how the funds would be spent and how the council would ensure we obtained the best prices for the best values and not leave our strata corporation in a disaster over failed contracts. The council responded they would be seeking several bids from contractors and awarding the contract to the best price, but they would not explain how this process would unfold. While the owners did approve the expenses there remain several concerns over past council practices of just awarding contracts without any due diligence. Do any standards or conditions exist that strata councils must follow when administering projects over a certain value such as $100,000? Emma W., Vancouver

Dear Emma: Many strata council and property managers often assure their owners and clients that several bids on a project will be sought and the best bid will be accepted; however, multiple bids alone will not assure success or best value. A bidding process is only credible if everyone is bidding on exactly the same details and specifications. To achieve this standard, an independent consultant or technician is hired who details the scope of work and contractual details, and every bidder is required to comply with the specifications of the project and contract conditions to qualify. General bids on a project will help your strata in planning and understanding the scope of the project and estimate pricing, but it does not replace competitive tendering. In my experience, a well detailed scope of work and a qualified list of contractors who meet the conditions of the contract will provide your strata corporation with a comfortable level of confidence on the pricing, the contractor’s ability to perform the work, and legal options if the project becomes embroiled in conflict. No one wants contractors who constantly delay completion, fail to meet their quoted prices, take shortcuts on promised schedules of work or use substandard materials on their project. While a tendering process is not always possible for every contract, a reliable preferred contractor should still expect to enter into a written agreement that details the scope of work and the terms and conditions of a contract.

A qualified consultant will provide you with a detailed scope of work and monitor the progress and completion of the project to confirm the contractor has met their promised obligations. Your lawyer reviews the scope of work and provides advice on contract terms, conditions, and helps negotiate. A bid is only reliable for your owners if the project is completed within the time frame promised, on budget and with quality materials and service.

The CHOA offices receive monthly complaints regarding contractors who undertake projects and fail to meet building code requirements, obtain building permits or are in violation of WorkSafe regulations. These failures overwhelming burden condo owners with costs and delays that could have been easily avoided. Neither strata councils or property managers are procurement experts. The whole point of buying in a strata corporation is the collective ability to manage and negotiate purchasing. Your common fees ensure your strata council has access to hire the necessary professionals. There are no laws or regulations that regulate how strata corporations administer the purchasing of products or services; however, that does not prevent the owners of strata corporations from making decisions by majority vote that direct or restrict strata councils in the action of their duties, or strata corporations adopting bylaws that regulate purchasing practices and procedures. If your owners insist on an independent consultant and a supervised bidding process, you are permitted by majority vote at a general meeting to direct council to retain the professionals necessary to protect your interests. A majority vote to approve money from your contingency fund for repairs or major maintenance cycles as recommended by a depreciation report may also include consulting and legal services as part of that project. Don’t be deceived by values. A $25,000 deck repair can easily spiral out of control into a $100,000 dollar nightmare. Get the right consultants on the job and do it only once. A common warning alarm from a contractor is: “if you are going to seek competitive bids on this project I am not interested because it will the make the project too expensive” What they are really saying is: “if you want me to compete on a level playing field with everyone else I won’t play.” These are the common funds of your owners, how do you think they should be best spent?

Note from Terra Nova: Taking the Lowest bid price is a ridiculous way to choose a contractor.

I’ve seen many contracts awarded by management companies to contractors that receive “a lot of work” from those companies. I allege that some-times kick backs or commissions have been paid.

Also, I’ve personally been asked to “skip permits” and “cut corners” by management companies. And have walked away from potential business. because of this.

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Use of Common Facilities

: Our highrise building has a recreation room that can be rented for private parties and is used for social events and meetings in our community. As a result of several owner events where there have been additional janitorial costs, our strata council has decided to close off the recreation room. Our community plans pot luck gatherings for most holidays and festivals like Valentine’s day, St Patrick’s Day, Easter and Christmas. Our council tends to rule the building with a number of policies and change them without any consultation of the owners. How do we change this behavior to ensure fair access to our recreation room? Nina R.
Dear Nina: The use of common facilities is regulated and managed through bylaws or rules. Once a bylaw or rule has been properly approved or ratified by the owners at a general meeting, the strata council must enforce those bylaws and rules and are required to convene a meeting of the owners to approve any amendments. If the council approves a rule at a council meeting, that rule is in place until the next general meeting where the owners are required to ratify the new rule by majority vote, or it will cease to have effect.
Rules are a very useful form of governance in strata corporations as they may be created by council by majority vote at a council meeting, or the owners may petition to demand a special general meeting to approve a new rule or add a new rule to the agenda of the next general meeting. Rules are not filed in the land title registry, they only apply to the use and enjoyment of common property, and they may include user fees to cover the costs of recreational facilities, key fobs, the recovery of operating costs for electric vehicle charging stations and other common facility costs. If the strata corporation is going to impose user fees, deposits or charges for common area facilities or services in a rule, the rule must be first ratified by the owners at a general meeting.
Strata councils routinely try to impose building policies on owners and tenants and on fellow council members to avoid the scrutiny and approval of owners at general meetings. There is no ability in the Strata Property Act to enforce a building use policy unless it has been ratified as a rule or approved as a bylaw.
Many strata corporations have adopted and used rules effectively. To ensure your owners and occupants are aware of the rules, confirm you have a consolidated set that is published and available. While we often assume rules are general use and easy to create, rules must still comply with all enactments of law, the human rights code and the Strata Property Act and Regulations. A legal review of bylaws and rules is recommended at least every 5 years or when there are changes to legislation.
Tony Gioventu, Executive Director CHOA

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Insurance: Above or Below the Deductible

: Our building had a pipe break between two units flooding out my condo, a common hallway and our building entry. Our strata corporation has a current deductible of $5,000 and the property manager determined the value of damages to my unit were only $5,500. As a result, the manager and the council decided not to file an insurance claim and advised they would repair the common areas and I would be responsible for my own unit. Why should I be stuck with all of the damages to my unit, which included the restoration company removing the drywall from my ceiling and damages to my carpets and walls? My insurance company will not cover these damages as they claim it is the responsibility of the strata corporation and covered under their insurance. I am currently left with no ceiling in my living room, bare floors and water damaged walls, no insurance to cover the claim and the strata council are doing very little about repairing the damages to the common areas. The council do not want our deductible to be increased so they blocked the claim. Help? Veronica C. Richmond
Dear Veronica: Under the Strata Property Act an owner and a tenant are named insureds on the strata corporation policy. There is absolutely no reason for you to be living under these conditions as you pay for the insurance through your strata fees like every other owner. The strata corporation cannot block or split the claim. The pipe break was a single incident and forms one insurance claim. An owner may file the claim directly with the strata corporation’s insurer, and they will send an adjuster to investigate the claim and the damages.

If the amount is above the deductible, the claim will be activated and the strata corporation’s insurance will cover the restoration of the original assets and fixtures of your strata lot which will include the drywall and original flooring, damage to electrical services and any insulation requirements, which will also include damages to the common property. The insurance deductible will be a common expense of the strata corporation, which the strata may pay from the operating fund, contingency fund or issue a special levy to the owners. Each owner is responsible for their personal assets and betterments that have been made to their units. These include upgrades like flooring, kitchen or in suite renovations. Personal contents and upgrades should be added to your home owner insurance.

If the total amount is below the deductible, each owner would be responsible for the repairs to their strata lots. This is one of the most common occurrences when someone’s toilet or tub overflows. Owners should determine if their home owner policy covers repairs to their strata lot in the event a strata claim is below the deductible amount. Whenever there is water escape of either clean water from a broken pipe or grey water from a tub or toilet, immediately activate restoration services and call the insurance company. In addition to health and safety issues, water left in wall and ceiling cavities will result in long term damages to suites and common areas, especially in wood frame construction. I recommend that all owners, landlords and tenants purchase condo insurance for their personal contents, living out expenses, betterments to strata lots, personal liability, liability for an insurance deductible if you are responsible for a claim, and damages to their suite that may occur under the deductible amount.
Looking for more info on strata insurance? The CHOA Spring Seminars are focused on Insurance, Workplace Harassment and Bullying and Operations Planning. Go to www.choa.bc.ca to register for a seminar in your area.

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Role of Council Treasurer

Dear Tony: Our strata decided to have an audit done as we have changed management companies several times in the past 5 years and we had a number of outstanding issues brought up by our current management company. The audit was very helpful as it established definite opening balances for our accounts, and identified a number of receivables that had been lost on the transfer of records from one company to another. Our auditor has recommended that our treasurer and council review the financial transactions each month as several duplicate entries were corrected and there was no indication in our minutes that council had ever reviewed our financial statements. We also had a debt from a previous owner of a $10,000 insurance deductible that had not been collected. We will be writing off the amount in this year’s fiscal report. As the deductible was expensed from the contingency fund it will reduce our fund by $10,000. As volunteers, our council have always left the financial reporting to the management company, but are there some guidelines we can follow for the duty of the treasurer? Alice K, Pt Moody

Dear Alice: The roles and responsibilities of council members are set by the strata council. There are no specific job descriptions or obligations in the Strata Property Act or Regulations. Every strata council has members with different experience and strengths and council members are held to a general standard of care as to the behaviour of a volunteer in similar circumstances. I recommend at the first council meeting each year of newly elected council members, the first item of business is the election of officers followed by a discussion of the duties of each of the council members. The role of the treasurer is one of the most demanding positions. While it is beneficial if your treasurer has some experience, knowledge or education in financial operations, any council member with patience and a willingness to commit the time to reviewing monthly invoices, receivables, the financial statements and bank statements, will provide a valuable service for your owners. With the thousands of transactions management companies process each month, you can anticipate occasional incorrect postings and allocations. Errors are easily corrected. To enable the treasurer and council to meet their obligations, they must be provided with a complete set of monthly reports that include a detail of all receivables, a print out of the invoices paid to cross reference with service contracts, utilities, purchases and service calls, a copy of the bank statements for all accounts including investments and special levies, and a reconciled monthly financial report. These are the essential tools of the treasurer. While it is normal to delegate the financial management and collections to the strata manager, it is still the responsibility of the strata council to review the financial documents and transactions. While not exhaustive, here is a check list of documents and reports to review that are helpful for your treasurer and council: Monthly reconciled financial reports, Information disclosed on Form B Information Certificates and Form F Payment Certificates, aging summary of all receivables including fines, user fees, damages and insurance deductibles, cross monitoring of the annual budget compared with expenses, investments for the contingency reserve fund and special levies to maximize returns and manage required cash flows, and a review of the depreciation report to plan for upcoming renewals and funding requirements or resolution planning for general meetings. There is one other document that is critical in that it also impacts the annual tax return of the strata corporation. Within 8 weeks after the fiscal year end, the strata corporation must prepare a financial statement updated to the end of the fiscal year. This statement is critical because it also sets the closing balances of your accounts for each fiscal year and is vital when conducting an audit or financial review.

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Incorrect unit allocations

We live in a large strata corporation with 300 units in multiple buildings. Our strata lots on the strata plan are numbered 1-300 and the unit entitlement is based on the measured areas shown on the strata plan. A new owner approached council in December and complained that her unit entitlement was incorrect and she was being overcharged by 12% for her strata fees. Our property manager advised the strata corporation has no choice but to apply the schedule of unit entitlement registered in the Land Title Registry. She has responded and advised she believes the schedule the strata corporation and management companies have been using are mixed up because a duplicate unit in the next building has a 12% lower unit entitlement. If the same units have different unit entitlements can we approach the Land Title office and have this corrected? Paul R.
Dear Paul: If there is a correction to the schedule of unit entitlement, the voting rights or the schedule of interest on destruction, that will require a unanimous vote by the owners at a general meeting. A unanimous resolution is a vote by all the votes of all the eligible voters to vote in favour of the changes. Yes, that would be 300/300 are required to vote in favour. There is a provision in the Act that permits a strata corporation to make a court application to ratify a unanimous vote of 5% of the owners or less who did not vote in favour of the resolution. It will be difficult to obtain the votes you require for over 300 units as anyone who does not respond or attend the meeting in person or by proxy to vote will automatically be counted as a vote against; however, large strata corporations with proper legal advice and communications have accomplished unanimous votes.
For your strata plan and schedule of units, the owner has a valid complaint. I cross referenced the schedule your strata corporation has been using since 2002, and she is correct. Someone in the past has mixed up the strata lots and the unit numbers. Owners have been identified by unit number and not strata lot number connected to their address and 17 units have been incorrectly mixed up. It is very easy to understand how this has occurred because the units are not consecutive building by building. That appears to be the root of the problem. My recommendation is to immediately correct the strata plan unit entitlement for this fiscal year at relates to each strata lot and unit number and talk to your lawyer about the possible consequences and remedies. Errors in unit entitlement occur frequently. New owners, changing strata councils, new property managers and property management companies often expose errors that have been historic. No one gets to make up the unit entitlement or change the calculations through a bylaw amendment or decision of council. You must use the schedule of unit entitlement or any amendments filed in the Land Title Registry.
Tony Gioventu, Executive Director CHOA

Wow !

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