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

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.

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

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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Caretaker & Guest Suites

Our strata corporation has a caretaker suite in the building that has not been used in 8 years. Our building is coming up to some major upgrades and we are considering selling the suite to pay for the elevator upgrades. We were told that because the suite was part of the original development marketed by the developer, we could not sell the suite. Is a strata corporation permitted to sell a common asset? In addition to the proceeds from the sale we would also have one more owner contributing to the special levies so it would also be a significant financial benefit to our owners. JJ R. – Burnaby

Dear JJ: Before a strata corporation considers selling an asset like a caretaker’s suite or a guest suite, the corporation must consider the designation of the property and determine if there are any encumbrances against the property. There are many strata corporations across the province with a caretaker’s suite or guest units, but they may be either strata titled or simply common property. If the units are a separate strata lot, and they are not restricted by any covenant of use, the procedures are straight forward. The strata lot is an asset of the corporation and the owners must approve the sale of the strata lot and determine how the proceeds will be used by a ¾ vote approved at a general meeting. To ensure the council has the authority to proceed with the marketing and transaction of the suite, legal advice on the preparation of the ¾ resolution is essential to establish the terms and conditions of a listing agreement, the price and negotiating authority, terms and conditions of a sale and any limitation on time periods. It is also advisable to search the title of the strata lot to ensure there are no reciprocal easements that restrict the ability of the corporation to liquidate the suite. In your strata corporation the caretaker suite was not created as a separate strata lot. It is common property as shown on the registered strata plan. The strata corporation is not permitted to sell common property so your only option would be an amendment to the registered strata plan, including the schedule of unit entitlement and voting rights. An amendment to the strata plan will require the approval of a unanimous resolution of the owners, and application to the local approving officer which is the city of Burnaby, the approval of the Superintendent of Real Estate and the approval of the Registration of Land Titles. Because this is also a subdivision of common property it will also require the consent of interest holders. If the asset is common property, your first step is to obtain the approval of the owners at a general meeting to fund a legal opinion of the proposed conversion and sale to determine if the change is permitted, the probable costs, and the sequence of decisions and approvals necessary for the transaction. Several strata corporations have successfully proceeded with sub divisions of common property and conversions of common suites to strata lots; however, it requires 1-2 years to negotiate the approvals and obtain the consent of all owners and interest holders. Depending on the complexity of the amendments and approvals the cost for legal services could easily reach $25,000. It may be valuable to survey your owners or hold an information meeting before you proceed. No point expending time and money if your owners are opposed to the idea.

Tony Gioventu, Executive Director CHOA

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What will happen to rental bylaws?

Our strata is a 12-unit townhouse complex in Coquitlam built in 2002. We are deeply concerned by the government planning to remove rental restriction bylaws from condos in BC. We permit 2 rentals and the two rentals have been nothing but a source of chronic problems for our volunteer council. Hiring a management company to deal with the ongoing issues is simply too expensive for a small strata corporation and with the elimination of rental bylaws we will simply be left with more tenants and a smaller group of owners left to self manage our corporation. So, because the government has not planned for housing expectations and local governments have allowed developers to run rampant on development with no rental commitments, the government has decided to download the problem on to the consumers who form the back bone of our economy. Even though we are small, we still have the same duties and liabilities as a 200 unit strata council a block away, but we will not have the financial resources to fight the constant tenant battles that arise. There is nothing in the legislation that compels a landlord to participate in the operation of a strata corporation, and the removal of a tenant or the enforcement of bylaws and tenancy laws is a joke. We have discovered from the Residential Tenancy Board that as a council we do not have standing in the landlord and tenant relationship as we are not part of that agreement and therefore cannot evict the tenant. Considering we are and have always been a 100% occupied property, how does eliminating rental bylaws solve a housing problem. Karen M.
Dear Karen: The government has not yet made any decision on whether to repeal or amend the legislation that would change rental bylaws for strata corporations. The task force that was struck by government has recommended the repeal of rental bylaws; however, in spite of the detailed research and opposition provided chose to proceed on an independent agenda and not acknowledge the impact this will have on strata owners and residents in BC. Under the Strata Property Act and the previous Condominium Act, strata corporations were permitted to adopt bylaws that either prohibited rentals or limited them to a specific number or percentage. In addition, family members who were the children or parents of the owner or the owner’s spouse were exempt, owners who provided evidence of a reasonable hardship to their strata council were exempted and prior to January 1, 2010 the first owner was exempted by a developer rental exemption, and since January 1, 2010 any strata lot that was identified as exempt by the owner developer was exempt for the period listed. With few exceptions every strata corporation since 2010 has been exempted from rental bylaws. As more than half of the strata corporations in BC are less than 50 units and over 90% are self managed, it would be safe to assume that in the event rental bylaws are removed, every volunteer strata council in those properties will be responsible to deal with the additional tenancy issues in the event rental restriction bylaws are removed. In 2017 CHOA conducted a direct building study of 8 buildings that were exempted from rental bylaws since 2010 and 8 comparable buildings that were developed prior to 2010. The 8 buildings constructed since 2010 have no rental bylaws and have a vacancy rate averaging 30%, with the majority of the unoccupied units being used by investors or for short term vacation rentals. Clearly rental play no role in the matter of occupancy in these buildings, in due largely to the value of these units and the cost to make rentals feasible. In the 8 buildings that were constructed prior to 2010, most with rental bylaw limits, not restrictions, the vacancy rate is below 2%, most of which was accounted for by transitional ownership. This is consistent across the province. How would removing rental bylaws increase rental inventory in an already extremely vacancy? Before the government makes a decision on terminating rental bylaws it is essential, they provide assurances to the public how the removal of rental bylaws will affect occupancy, provide more rental housing, and the change in legislation will not create an operational nightmare for smaller strata corporations. There is no evidence that indicates rental bylaws reduce rental housing availability to the public when the properties with rental bylaws already have the lowest vacancy rates in the province. The changes to the legislation will have a dramatic affect on property use, open all properties to speculators, investors and developers, especially in retirement communities that are also vacation resorts, affecting senior communities contrary to the government policy of keeping seniors in their own housing as long as possible. The argument that other provinces do not permit rental restrictions is not based on comparable legislation. No other province permits the strata titling of duplexes and small townhouse units, compelling owners to collectively manage all property. BC has over 30,000 strata corporations, over 22,000 of them will be affected by this change in legislation. It is important to voice your opinion as an owner, investor and strata council member. Contact your local MLA and contact the Minister Responsible for the Strata Property Act. The Honourable Selina Robinson, Minister of Municipal Affairs & Housing, Room 310 Parliament Buildings, Victoria, BC V8V 1X4 selina.robinson.mla@leg.bc.ca

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The trouble with Christmas trees

we are at an impasse with our strata council over Christmas trees. Our bylaws permit holiday decorations for festivals throughout the year with a condition that they must be removed within 10 days of the festival and cannot cause a nuisance to neighbouring units. This has been easy to manage in a high rise. The dispute arises from Christmas trees. Trees are not prohibited, but we are prohibited from carrying Christmas trees through the lobby, the hallways and parking garage. Technically speaking, only the ground units and townhouses with street access could have a tree. The council refuse to respond whether they will enforce this bylaw, so how do we know whether we can have a tree or not? Janine B.

Dear Janine: strata councils really have little choice when it comes to the enforcement of bylaws and rules. Under the Strata Property Act, the corporation must enforce their bylaws and rules, but may apply fines and penalties. It would be safe to assume that if you drag a tree through the hallways to your unit and are caught in the act, the council will enforce their bylaws. They may impose a fine after they have gone through the enforcement process and may impose recoverable costs for damages and additional cleaning services. If the strata council do not enforce the bylaw, any owner or tenant may commence a Civil Resolution Tribunal complaint to order the strata corporation to enforce its bylaws.

I am a big fan of live Christmas trees and holiday decorations for all types of festivals throughout the year, but we have to be realistic about potential damages, risks and disruptions to our neighbours. Neglected trees are a serious fire hazard. No one wants a condo fire over the holidays. Never use candles on a Christmas tree. If the trees are not wrapped and bagged properly at the end of the season the branches will damage walls and the needles may jam elevator tracks. We can always rely on at least 1 owner or tenant dragging their tree through the hallways and neglecting the assigned pick up date, leaving the tree in the garbage room or in the lane for someone else to manage. My dreaded looming disaster is the owner or tenant who can’t be bothered with proper tree removal and tosses it off their balcony often resulting in property damage or a dangerous injury risk.

If your building permits live trees, a good supply of tree bags, available to the residents will greatly reduce the damage and mess that follows. Before you buy that perfect tree and drag it upstairs, check your bylaws and have a safe and happy holiday.
Tony Gioventu, Executive Director CHOA

Note from David Payne of Terra Nova Landscaping…..why would you want to bring bugs into your unit?

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Drainage lines in a building

: Our strata corporation is a mid rise apartment building of 12 floors constructed in 2002. I live on the 4th floor and since August have had chronic issues with soap suds in my kitchen sink and slow drainage in my tub. I recently had a back up into my unit causing significant damage including destroying the original carpets and the kitchen cabinets. The strata council and property manager told me to hire a plumber to snake out my lines and clear the clogs. I was advised this would be my cost as the amount was below the strata insurance deductible. This seems very unfair. The plumber identified the clog was almost 35 feet from my unit and likely in a main line. He provided me with written detail of the information to provide to my council. The council are still denying it is their problem. I have also heard from several other owners between the 1st and 8th floors they are also having the same concerns and have written letters to the council complaining about drainage problems. I thought the drainage piping in the building was the responsibility of the strata? Shouldn’t it be the responsibility of the strata council to maintain this system? Holly B. Burnaby

Dear Holly: You are correct. Here is the definition of common property from the Strata Property Act that every strata council, manager and owner need to understand. Common property means: a) that part of the land and buildings shown on a strata plan that is not part of a strata lot, and (b) pipes, wires, cables, chutes, ducts and other facilities for the passage or provision of water, sewage, drainage, gas, oil, electricity, telephone, radio, television, garbage, heating and cooling systems, or other similar services, if they are located (i) within a floor, wall or ceiling that forms a boundary (A) between a strata lot and another strata lot, (B) between a strata lot and the common property, or (C) between a strata lot or common property and another parcel of land, or (ii) wholly or partially within a strata lot, if they are capable of being and intended to be used in connection with the enjoyment of another strata lot or the common property. In your strata building, as in most apartment style buildings the drainage systems under the definition are common property. The strata corporation must maintain and repair common property and this includes frequent clean outs and flushing of drainage systems. Drainage systems for roofing systems and internal discharge should be cleaned at least every 2-3 years or more frequently depending on the nature of use and exposure. Because strata councils and managers frequently change, it is common to forget about maintenance if the strata corporation does not maintain a written operations plan. If a strata corporation is properly maintaining their building systems, they will have a schedule of annual maintenance services. These schedules are essential for budget planning as well. Owners are entitled to request copies of the correspondence between owners and the council relating to the drainage complaint. This is will help identify if the strata corporation has responded to common property failures. You may request copies of maintenance or service calls identifying whether the corporation actually maintained the drainage systems of your building. The maintenance of common property is the responsibility of the strata corporation and not downloaded to an owner. If an owner, as a result of inappropriate use or misuse is responsible for a claim or damages, the strata corporation may recover those costs from the owner. Owners may commence a claim with the Civil Resolution Tribunal to recover their costs in the event the strata corporation has been negligent in maintaining and repairing common property, or seek an order for the corporation to maintain the common property.

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Who is responsible for decks?

: Our strata corporation has a bylaw that says the owners must maintain and repair limited common property. Our balconies are designated as limited common property, and this summer the strata hired a company who washed our siding and then power washed every balcony, deck and patio area. Now several owners are concerned about the damage caused by the power washing, and several leaks have shown up from torn deck covers to the units below. The strata council said its our problem to get the deck membranes repaired or replaced as the bylaws require owners to maintain and repair common property. The decision of council to have decks power washed was challenged by several owners who were threatened with a police complaint at the time if they interfered with the contractors. Our strata president and treasurer are both bullies and virtually no experience. Because the damage was obviously caused by the carelessness of the contractor and the council, why should owners do these repairs. Lynn R.

Dear Lynn: This is a common misunderstanding of how limited common property bylaws are applied. Like the Standard Bylaws of the Strata Property Act, your bylaws require owners to maintain and repair limited common property (LCP) that occurs once a year or more frequently. It also requires the strata corporation to maintain and repair all decks and balconies on the building for those items that occur less than once a year. Your strata council obviously tried to take the cheap route and does not understand your bylaws. It was the responsibility of each owner to wash their LCP surface, clear drains, and ensure the area is not damaged by their use. The strata corporation is responsible to replace the deck membranes when their life cycle is finished, as well as replacing them if they were damaged by the contractor hired to wash down your building. It is possible to amend the bylaws to make owners responsible for the LCP areas such as the decking; however, every time a strata corporation attempts to down load the responsibility and authority to repair and maintain out door components is disastrous. We live in condos so we don’t have to clean the gutters, cut the grass, paint the siding, wash the windows, shovel the snow. Condo owners don’t do exterior repairs, and if they try, the results are generally improper or insufficient. If your owners are maintaining their decks provide them with instructions to ensure they are not damaging the property. Power washers if managed with the correct pressure and proper skills may be safely used to clean building surfaces; however, soft membranes with waterproof seams, and caulking around doors, windows and deck membrane flashings are extremely vulnerable to damages. The spray from a garden hose is often more than sufficient with soft brushing. Before you aggressively wash your building surfaces, contact the manufacturer or installer of the deck membranes. They should be able to provide you with maintenance instructions, along with a list of cleaning products or chemicals that may be safe to use on the deck surfaces and safe for the environment. Before exterior maintenance is downloaded to your owners, check your bylaws to determine who is responsible.

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