Welcome to www.TerraNovaLandscapingBC.com

Welcome to www.TERRANOVALandscapingBC.com Specializing in Strata and Commercial Properties.
We’re excited to offer our Consistent Quality Landscape Maintenance, Designs, Installations and Consulting services to the Kamloops area.
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. Since 1996 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. We are now servicing Kamloops to be closer to family.

At Terra Nova Landscaping Services,

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

Call us First for an Estimate Today

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Maintaining a Healthy Lawn from, www.Canada.ca

https://www.canada.ca/en/health-canada/services/home-garden-safety/maintaining-lawn.html

Maintaining a lawn

Keep your lawn healthy using good maintenance practices. Grow a healthy lawn by properly fertilizing, liming, aerating, mowing, topdressing, overseeding, and watering.
Mowing
Mow high when it’s dry

Grass cut at a height of 6 to 8 cm (2 ½ to 3 inches) will develop a deep, extensive root system and grow thicker. Grass this height helps the soil to retain its moisture better.

Sharpen your blade

Sharpen your mower blade in the spring and keep it sharp.
Grass recovers more quickly and easily from a clean cut than when it’s torn.

Leave lawn clippings on your lawn after mowing

Lawn clippings compost, slowly releasing nitrogen for the grass.
Under wet spring conditions, remove thick layers of clippings (over 0.5 cm thick) to avoid smothering your grass.

Watering
Water deeply but not too often

Too much watering can lead to poor growing conditions and disease problems.
Water only when your lawn needs it, usually no more than once a week when there is no rainfall.
Apply at least 2.5 cm (1 inch) of water. Put a tuna or pet food can on your lawn to measure how much you’ve watered. Stop watering when it’s full.
Consider the soil type and surface features. Grass growing on compacted, fine soil or on slopes needs lighter, more frequent watering.

Water in the morning

Watering in the morning reduces water lost from evaporation and wind.
Watering in the evening leaves the grass wet for longer, increasing the risk of disease.
Grass growing near large trees may need to be watered more often, because the tree roots absorb much of the soil’s water.

Don’t panic during hot weather

In extended hot, dry periods, a lawn may wilt, turn brown, and become dormant.
A healthy lawn can survive several weeks in a dormant state.
Common grass varieties like Kentucky bluegrass and fine fescues will turn green again when regular moisture conditions return.

Fertilizing

Compost is a great fertilizer that supplies your lawn with nutrients needed for plant growth.

Apply it at any time of the season.
Mix it into the soil before seeding or laying sod, or spread it in a thin layer raked over your existing lawn.

Commercial fertilizers usually contain three major nutrients:

nitrogen (N), to promote leaf growth
phosphorus (P), for root growth
potassium (K), which is essential for stress resistance

The three numbers on the packaging show the proportions of these nutrients. For example, a 21-7-7 formulation contains 21% nitrogen (N) and 7% of each of phosphorus (P) and potassium (K).

All-purpose turf fertilizers usually have an N-P-K ratio of 4-1-2.
Fertilizers with a slow-release form of nitrogen are better because they release nutrients uniformly, and there is less risk that excess fertilizer will leach away from the root zone.
How often and how much you should fertilize depends on the type of soil, the type of grass, and site and weather conditions. Follow all instructions on the product label.
A lower rate is generally used in spring and early summer than in early and late fall.
Organic fertilizers release more nutrients as the temperature and moisture levels increase, so you shouldn’t fertilize when conditions are likely to be hot or dry, usually from mid-June to early August.
Combination products containing a herbicide and a fertilizer (weed and feed type) should only be used if your lawn has a widespread weed problem and a nutrient deficiency.

Have your soil analyzed every few years by a professional lab. This will tell you more specifically what type of fertilizer you will need and how much to use. It will also show if the pH of your soil is right for growing grass.
Overseeding and replacing sod

Most healthy lawns recover from damage. Depending on the type of grass, fast-growing lawns will fill in areas that have been thinned by insects or other types of damage.

If bare patches do not fill in quickly, weeds may set in.
Overseeding

Spreading grass seed on your lawn regularly will ensure that it remains dense.

Overseeding is best done in late summer to early fall.
Topdressing with compost or topsoil can be done at the same time. Apply topsoil first, then seed over top and press or rake seed into the soil.
Using the proper type of grass seed is very important for lawns in shady areas.

Replacing sod

Cut out the dead or damaged area to about 2 cm deep.
Rake the soil and add some fertilizer.
Lay down the new piece of sod.
Step on it or roll it to ensure good contact with the soil.

Keep the new seed or sod well watered until the new grass is established.
Aerating and dethatching
Aerating

Aerating involves making holes in your lawn either by pushing a rod into it or by extracting a plug of soil. This allows a better flow of water, air, and vital nutrients to the plant roots, making it easier for them to grow. This does not, however, apply to soil types containing clay. It is best to aerate in late summer, then topdress and/or overseed.

Signs that you need to aerate your lawn:

The ground is hard and compacted.
Thatch is building up.
Water does not penetrate well.
Weeds like prostrate knotweed and clover are present.

There are two types of mechanical aerators:

solid-tined machine that drives spikes into the ground
core machine that removes small plugs of thatch and soil

Sandals or shoes with 6 cm (2 ½ inch) spikes can be used for small lawns.

Do not roll your lawn in spring, because this may increase compaction problems.
Dethatching

Thatch is a tough mixture of dead grass and roots that gathers above the soil surface. In a healthy lawn, insects, earthworms, beneficial fungi, and other microorganisms break down thatch and aerate the soil.

Excessive watering, over fertilizing with nitrogen, and heavy use of insecticides and fungicides may decrease the number of soil organisms needed to keep thatch levels down.

Thatch that is more than 1 cm (½ inch) thick can prevent water, air, and nutrients from getting to the roots. Too much thatch can also harbour harmful insects and diseases.

Remove excess thatch with a heavy rake or de-thatching equipment.

Checking for problems

Check your lawn often to detect pests or other problems early.
It may be harder to see insect damage in a dormant lawn.

See Dealing with lawn problems for more information.
For more information

How to have a healthy lawn
Using pesticides on your lawn
Report a problem with a pesticide

Advisories and warnings

Risks of buying pesticides online

For industry and professionals

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Steps to a successful Landscape contract

DrNewEarth’s response to a question on www.LawnSite.com
I’ve been doing this for 20 years. (www. TerraNovaLandscapingBC.com,since 1996, in B.C.) Here’s basically what I suggest all contractors have, “A detailed Contract in writing”
With our estimates, potential clients are given a four page contract package (in a new folder/binder) and company brochures. I’ve found that if the package looks professional and the contract is prepared and in the HOA’s and Property Manager’s hands, then they can make a decision quicker and sign that contract.
The package includes: “List of services performed” (detailed, yet in bullet form), a copy of our policies. And two copies of the prepared contract.
The contract details prices, taxes, payment terms, nsf charges, late fees, it stipulates that “one person is to be designated as the contact for the Contractor”. (I’ve had HOA’s with 200 units. They can’t all be telling you what to do!) And the contract has a notice that says some-thing to the effect of “this being a green contract, with equal monthly payments… in the event of cancellation of this contract by either party, 30 days written notice is required, the minimum monthly payment is due, plus any other fees for “extras, sub-contractors and suppliers” required for any contingent work or costs this contractor has incurred in the normal execution of the contract.” I included a line stating that overdue accounts will be filed under “The Builder’s Lien Act of British Columbia” (any-thing over 30 days. And we have only a total of 45 days from invoice date to file)
Our contract also says, “that no work will begin until a copy of the signed contract has been physically received by our office” Watch out for scammers and lazy managers.
A hand shake doesn’t work in court! Know your regions legal system as it applies to contracting. Know the strata property act in your region (province, state) Have your liability insurance and worker’s compensation up to date.
Know your costs and be familiar with what your contract states for each client. Because there will be arguments and scammers trying to rip you off.
Our policies page states basically that, “all yards must be cleaned up by 8 am on regular service days, and also on any special service days (which will be posted in advance) Clean up includes: dog waste, toys, pools, hoses, lawn furniture and any-thing else which could be damaged by the contractor’s equipment or cause any danger or health risk to our employees. Note: The contractor hasn’t budgeted to clean up every-one’s yard before we cut or apply lawn fertilizers etc. And, our employees may choose to cut around obstructions and dog waste or avoid problem yards altogether. Also, problem yards will be reported to the management company/HoA representative in writing”
This information is off of the top of my head, but I hope it helps others.
Documents can get tweaked every year and having the templet on computer is best. 20 years ago we didn’t have computers and every-thing had to be typed out or photocopies and filled in.
It’s best to put your information on paper and visit a lawyer to be sure the contract can be enforced. Have Fun!
I’ll add our web address for fun: Kamloopsstratacare.com

Dr.NewEarth, Oct 2, 2016
#5
ltdlawn and RT Lawn care like this.

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Helpful Site http://seniorsfirstbc.ca/for-professionals/stratas-seniors-housing/

http://seniorsfirstbc.ca/for-professionals/stratas-seniors-housing/

Check out this site. Full of useful information. Here’s an excerpt:

Condominiums or ‘strata’ as they are called in BC (because BC law is based on the Australian law and retained its terminology) Strata properties have two essential elements:

(1) the division of a property into units (which are individually owned) and common elements (which are collectively owned by the unit owners);

-and-

(2) a system of ‘democratic’ governance that allows the owners to manage the property collectively.

We have put the words democratic in quotes, as the complaints of strata members often have to do with how democratic the governance of the strata is, and how much their concerns are being considered and addressed. Successful strata governance requires a careful balancing of the rights and obligations of individual strata unit owners, with the interest of the majority of owners or the strata itself. The issues that arise often involve what the BCLI has called “large scale themes such as protection for minorities, democratic decision-making and accountability. Unlike other jurisdictions, BC’s legislation does not contain offence and penalty provisions in respect of non-compliance with the act, regulations, or the strata corporation’s own bylaws. As we tell those living in strata, strata have been referred to as a “fourth level of government,” with little help available from the other three levels of government. Disgruntled strata owners may use a mediator, arbitrator or expensive judicial review proceedings in the BC Supreme Court.
Civil Resolution Tribunal

The Government of British Columbia is creating the first-ever tribunal in Canada that will offer a full array of online tools to allow strata residents to resolve many common strata disputes outside of court. The Civil Resolution Tribunal is expected to be operational in 2016. The CRT will deal with strata disputes between owners and strata corporations for the following matters:

non-payment of monthly strata fees or fines;
unfair actions by the strata corporation or by people owning more than half of the strata lots in a complex; (etc. see their site for pages of useful information for Strata Councils and Owners in British Columbia. Hi Mom. XO

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Are Special Levies for Contingency Contributions Valid?

: We sold our condo in Burnaby in February. At the time of the sale we were instructed to pay for a special levy that was due over the next 3 years as a special levy to increase the contingency reserve fund. As part of our sale, the strata manager and council advised we would be required to pay for the next 3 years payments as a condition of the resolution. Each strata lot is paying their share of $300,000 every 6 months starting January 1, 2019. While the resolution did not recognize any specific project, it did indicate the levy was to increase the reserve fund to plan for upcoming major projects. There was a low turn out at the meeting last December to approve the special. As a result, owners petitioned for a Special General Meeting in July and cancelled the special levy by 3/4 vote. As an owner and seller who was forced to pay the levy in advance, how do we get the funds returned? The remaining owners are not paying the full levy as we were forced to pay it yet the strata council is refusing to respond to inquiry or pay the refund. Is any of this legal? Dave & Beth R.

Dear Dave & Beth: Your circumstances are a perfect example why special levies that raise funds for the contingency reserve fund are fraught with problems and pose a questionable ability to comply with the requirements of the Strata Property Act. Special levies must to be treated separately from contingency reserve funds and for specific projects. Section 108 of the Act, is clear on what is required and permitted for special levies. Special levies often cover an extended period of time for projects; however, the levy resolution must include: the purpose of the levy, the total amount of the levy, the method used to determine each strata lot’s share, the date by which the levy is to be paid or if the levy is payable in installments, the dates by which the installments are to be paid. A resolution that sets a schedule of payments and then imposes a payout on sale of a strata lot does not comply with the Act. If there is a remaining schedule of payments after the sale, the subsequent owner is responsible for those payments and as a condition of the sale they may reduce the offer. Talk to your lawyer as you have a may have a valid claim due to a questionable resolution or unfair payment procedures imposed on a vendor.
The strata must account for the funds collected for a levy separately from other money of the strata corporation, use the money collected for the purpose set out in the resolution, may invest the money, and must inform the owners about the expenditure of the money collected. Any interest collected from late payment penalties on the levy must become part of that levy, and of course refund the balance of the levy to the owners if any owner is entitled to $100 or more of a refund. In addition, in the event the strata corporation is required to pay a common expense insurance deductible, the deductible may only be expended from the operating fund, the contingency reserve fund or by a separate special levy on the owners. A special levy fund for another purpose may not be used for insurance deductibles. How do you segregate contingency funds and special levy funds that are pooled? Impossible. All of these conditions combined create a number of complications for strata corporations who try to increase their contingency funds by special levy when there are problems. It is also unnecessary for strata corporations to raise contingency funds by special levy which requires a 3/4 vote, as the contingency contribution as part of the annual general meeting is determined by a simple majority vote. The argument has been presented that owners may not approve the same contingency contribution next year. There is nothing that prevents a strata corporation from adopting a bylaw that sets higher minimum limits or requires the strata corporation to reach a certain funding level each year based on their depreciation report. I encourage everyone to plan their contributions to avoid special levies. Always have a 10-year plan to know what major expense are on the horizon. It is much easier to pass a majority vote at an AGM to approve a budget for long term contributions than a special levy you may have challenged in the Civil Resolution Tribunal or the courts. The argument that lower strata fees make it easier to sell strata lots is simply not true. Some of the best managed strata corporations in the lower mainland have strata fees 25% higher than their neighbouring properties and are fully funded for future repairs. Because of the focus on funding, operations and maintenance, units sell quickly, for full price or more and sellers and buyers alike benefit from the investment in the future. If your strata corporation is proposing a special levy for contingency contributions, speak to an experienced strata lawyer first.

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Accepting 2020 Clients. Maintenance: Annual Contracts. TERRA NOVA LANDSCAPING BC.

Accepting new 2020 Clients. TERRA NOVA LANDSCAPING BC. Since 1996
Demographic: Strata Condo Commercial sites
Services: Weekly Maintenance lawn + garden packages
Quality Maintenance, Installation, Designs,Consulting.

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

We Are TERRA NOVA LANDSCAPING LTD. of BC. Don’t accept Alberta imposters.

Incorporated and Established inBC 1996, Terra Nova Landscaping. FULL SERVICE LANDSCAPE CONTRACTOR. Canadian landscape Industry certified Horticulturists ISA Arborists, Red Seal Journeypersons (CLT)(CLP)(CLT)(RLT)(ISA) (ITA)

Note: we are not affiliated with the bogus company from Alberta, operating illegally in and around Kelowna. Shame on them.

WorkSafeBC Hazard Tree Assesor, TRAQ.
Allan Block Certified retaining wall installer…
Rain-bird sprinkler certified. IIABC

BC Government Certified
IPM-Integrated Pest Management
PHC-Plant Health Care ( ISA tree health care techniques)
with all lawn and garden maintenance programs.

We have an organic turf manager on staff.
Non-toxic pest and disease control.
Beneficial insects.

Governement Licensed Pesticide applicators:
Landscape General, also
Noxious Weeds / Industrial Vegetation,
IPM.

Arborist Reports prepared
Tree and landscape consulting services
Landscape Designs
Hard and Soft landscape installations.
Sprinkler system maintenance, programming.

BC Landscape Nursery Association-BCLNA,
CNLA-Canadian Nursery Landscape Association, ISA-International Society of Arborists, CHOA-condominium home owners association of BC and WCTA-Western Canada Turfgrass Association..

BC-Canadian Landscape Standard
Fully insured, WCB compliant, Industry references.

Search TerraNovaLandscapingServices.ca for our website Have a great Day.

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Who Gets the Special Levy Refunds?

: I sold my strata lot on June 3, and as a condition of the sale, the buyer agreed if there were any refunds from the 3.5 million-dollar special levy we paid in 2017, they would authorize the payment to be directed to the seller. I have been informed by an owner in the building there was $235,000 remaining in the levy which would have left me with a refund of $2,905 from my original contribution. The buyer informed me they never received the refund because the strata corporation approved a new resolution that re-allocated the special levy surplus to another decorating project. They decided to apply the remaining funds to new carpeting and painting throughout the building. She did attend the meeting, voted against the resolution and advised the council she had an obligation to refund the surplus back to the buyer. Both the property manager and the president of council advised the strata corporation could do whatever it wanted provided it passed a 3/4 vote and the refund was my problem not theirs. Is this permitted? Carol W.

Dear Carol: A resolution that re-allocates a special levy surplus does not meet the requirements of the Act and your strata corporation is exposing the owners to dispute through the courts or the tribunal. The Strata Property Act is very specific on the matter of a special levy surplus and what must occur. If any owner is entitled to a refund of $100 or more, all the funds must be refunded back to the owners based on the same formula of entitlement as they were collected. If no one is entitled to a refund of $100 or more the strata corporation may deposit that amount in the contingency reserve fund. The legislation was specifically crafted to protect strata owners from councils misusing funds as the funds must be used for the purpose set out in the resolution and could not use a surplus for other expenses. An option that strata corporations are trying to apply when there is a surplus available and the strata corporation still has outstanding projects, is to convene a meeting to approve another special levy for the same surplus amount where each owner is required to authorize the use of their refund for the new special levy. The complication of this solution is what happens when an owner does not authorize their refund to be applied to the special levy? It will consume an extensive amount of administrative time to process the refund and approvals. The complication that arises for sellers is they are longer an owner, therefore; any refunds are returned to the owner on title at the time the refund is payable. The dispute is now between the seller and the buyer. Because the refund was reallocated the seller could seek a claim against the buyer as there was a refund identified, and the buyer could file a claim against the strata corporation for not complying with the Act. One of the over riding problems with this scenario is the cause of the problem. The resolutions for this meeting were written by the property manager or someone within their company. Writing resolutions for corporations or associations, while being compensated is a practice of law. Strata councils constantly pressure managers, who are paid and contracted by the strata corporation, to write resolutions to avoid legal costs, placing the manager or their company at risk of discipline from the Law Society or a complaint with the Real Estate Council of BC. If your strata corporation is proposing a resolution that requires a 3/4, 80% or unanimous vote, always seek legal advice first. Even a majority vote resolution that approves a significant depreciation report repair cost from your contingency reserve fund would be worth a legal opinion. As strata council, confirm you are proposing resolutions and bylaws that comply with the Act, clearly define your objective and ensure you have the full scope of authority you require to act on behalf of the corporation.

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How do I Give Proper Notice to My Strata?

Every day hundreds of emails and calls are managed by CHOA advisors from strata councils, property managers, owners, tenants, and commercial users. Most complaints relate to matters involving relationships and conflicts between occupants. Most of these issues are bylaw enforcement and may be easily managed by strata corporations; however, the nature of most strata councils is often to ignore the easy solutions until those matters become a costly and disruptive crisis in their community. Enforcing bylaws is not an option for strata corporations.

Strata corporations must have bylaws and must enforce their bylaws. How bylaws are enforced is optional and at the discretion of council. Bylaw enforcement could be as simple as a cordial warning letter that often resolves most infractions. Fining, penalizing or taking action through the Civil Resolution Tribunal (CRT) is optional, but when a strata council refuses to enforce bylaws the best option for owners and tenants is a Supreme Court action or an application to the CRT seeking a decision where the strata corporation is ordered to enforce the bylaws. Noise or nuisance are the most common complaints. Often inquiries begin with: “We live in a unit on the first floor and our strata council permitted an owner to install hardwood floors in our wood frame building on the second floor contrary to our bylaws. The noise is unbearable and our council will not enforce the bylaws.” The sequence that follows requires the affected owners to file court applications or a CRT complaint. Herein lies the problem.

Many strata corporations are not filing a formal address for the strata corporation as required by the Strata Property Act, resulting in default orders through the CRT. A strata corporation must ensure the correct mailing address for the strata corporation is filed in the land title office, and if the address changes, such as when a new property management company is hired, the corporation must file a change of address. Notice to the strata corporation may also be delivered to any council member or directly to the property manager, in the methods permitted by the Act.

Under the current CRT rules, amended April 1, 2019, the CRT now serves most respondents named in a Dispute Notice by regular mail. The Dispute Notice is deemed received 10 days after mailing in most circumstances. For strata corporations, this means the Dispute Notice is mailed to its most recent registered address filed at the Land Title Office. In the event the strata corporations’ registered address is incorrect or not filed and the CRT is not notified, it is likely that the dispute will proceed through the CRT’s default process and result in a default decision. Although the strata corporation is able to file a cancellation request after it is notified of a default decision against it, the strata corporation could avoid that process, and the possibility its cancellation request is denied, by ensuring its registered address at the Land title Office is accurate.

The solution is simple. Confirm your strata corporation has filed a Form D, Strata Corporation Change of Mailing address in the Land Title Registry. If you are a smaller strata corporation, serve notice on all council members in the event there is no address filed. A print out of the General Index from the Land Title Registry will identify when your most recent address filing was completed. When a strata corporation is created, the official address is often filed by the developers’ lawyers identifying their offices. Once the first Annual General Meeting is held, file a change of address to ensure your strata corporation receives proper notice.

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The Duty of Council

: Our strata corporation just completed a three-year major upgrade and envelope renovation. We have been planning for this project since 2010, and along with our reserves and small assessments, the outcome was well worth the effort. We are essentially back in a new building with a new look. A matter has arisen that has many owners questioning the honesty of our past strata council. When the building was renovated it was agreed 11 balcony enclosures would be removed and not be replaced as they were a significant maintenance and safety problem. As the project was nearing completion, 4 “sun rooms” were installed on the pent house units, which belong to 2 council members. Our resolution specifically required the removal of all enclosures and no new installations. When questioned about this, the council members advised they had been paid for by the council members and as they were sun rooms, and the previous internal walls had been removed, they were necessary. We are a new council and the 2 of 4 previous council members have since sold their units. In reviewing the final contracts to close out the special levy fund, the contractor and consultant provided us with detailed invoicing and the enclosures, not “sun rooms” as described by the previous council, were paid for by the strata corporation at a cost of $35,000 each. There is no record of any payment to the strata corporation, and the contractors verified they did not receive payment from the owners. Our council is struggling with what to do next. We have reported this to the corporation, and our owners want us to start a law suit against these individuals, but we are also worried about future liability and cost. Is it possible to sue past owners? Denny J

Dear Denny: As in any dispute, the first recommendation is to contact the parties involved and offer them an opportunity to provide information to remedy the allegations. It is possible there was a payment and it was not applied to the correct account. If this does not resolve the matter, next is to seek legal advice on the options of pursuing the failure to disclose the financial benefit, failure to remove themselves from council while the decision regarding their unit enclosures was being made, and violating the decision of the owners approved resolutions. Council members who act in their own interests and benefit financially on the shoulders of their fellow owners and then sell before they are discovered don’t simply clean the liability slate just because they no longer own the unit. Gather as much evidence as possible. Contact the new owners and request copies of the property purchase disclosure statements and any other documentation provided to them by the vendors. Search for copies of building permits that detail permit the enclosures and any work order changes or instruction provided to the consultants and contractors. Council members have a defined standard of care under the Strata Property Act, and while they are held to standard of a comparable volunteer, they are not immune to court action if they are dishonest. In exercising the powers and performing the duties of the strata corporation, each council member must (a) act honestly and in good faith with a view to the best interests of the strata corporation, and (b) exercise the care, diligence and skill of a reasonably prudent person in comparable circumstances. A council member who has a direct or indirect interest in (a) a contract or transaction with the strata corporation, or (b) a matter that is or is to be the subject of consideration by the council, if that interest could result in the creation of a duty or interest that materially conflicts with that council member’s duty or interest as a council member, must (c) disclose fully and promptly to the council the nature and extent of the interest, (d) abstain from voting on the contract, transaction or matter, and(e) leave the council meeting (i) while the contract, transaction or matter is discussed, unless asked by council to be present to provide information, and (ii) while the council votes on the contract, transaction or matter. An action against a past council member is not eligible for a strata dispute through the Civil Resolution Tribunal; however, in light of the values, the owners approval by 3/4 at a general meeting for a Supreme Court action may be appropriate.

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