Tony Gioventu, 24 hours


(24 Hours Vancouver)

When is special levy money refunded?

Dear Tony: Our strata corporation replaced our roofing in 2016. In addition to the $300,000 contingency funds that were authorized, the owners also authorized a special levy of $200,000 with the understanding that if any funds were left over they would be returned to the owners. When the project ended, we had $80,000 remaining, but the strata counc

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Are LED light upgrades worth considering?

Dear Tony: Our strata council has proposed a resolution on our annual meeting notice that would authorize up to $85,000 to upgrade all our common area lighting to LEDs. The business case they have put forward indicates we will have $28,000 of electrical savings and we would recover the costs in just over three years. Our council does not have a ver

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To destroy ballots or not, that is the question?

Dear Tony: What happens to ballots at a general meeting? We had our AGM in May and the election of council was a very hotly contested issue. The property manager insisted he would count the ballots, which were blank recipe cards, and announced after the count the seven elected council members, which happened to be last year’s council. We know that

Limiting proxies isn't enforceable

Dear Tony: Our property manager and lawyer told us that we were not allowed to hold more than three proxies per person at a Special General Meeting that was held last week.

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Giving access to my strata lot

Dear Tony: My strata corporation is insisting that I provide a key to my strata lot so fire safety inspections can be done.

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What to do when owners owe money to strata corporation

Dear Tony: Our strata corporation currently has over $100,000 in money owing from owners. As a council member, I am very concerned that we aren't properly administering our accounts and hope you have some suggestions for collections.

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Are owners responsible for mail box maintenance?

Dear Tony: Our strata corporation recently had a break in that affected the mail boxes in our lobby. In addition to the break in, there was significant damage and vandalism to the mail boxes. Council has told owners they are responsible for the repair of each of their mail boxes, but this is not part of our strata lot so how is that possible? We do

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How are user fees for certain things decided?

Dear Tony: How are fees for things like parking spaces, entry fobs and extra storage lockers decided? Our strata recently received notice of an increase in fees for the replacement of new fobs from $50 to $250!!! When we contacted our strata council treasurer she knew nothing about the increase as she had been away and was just as surprised.

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Liquidation or winding up, what’s the difference?

Dear Tony: Our strata is starting the process of looking into the sale of our strata. We are an older four-floor, wood frame building located a block from a SkyTrain station. A number of agents have approached us to see if we are interested in selling, but we are getting conflicting information. Of the 42 units in our building, we have at least six

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Request to build accessibility ramp denied by strata president

Dear Tony: I live in a townhouse complex in the Okanagan, and each home has three steps leading up to the front door. My husband recently had a mild stroke and requires a walker so access has become a problem for us. We called our strata president and requested permission to remove our stairs and have a ramp installed that would give him safe acces

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A special levy surplus

Dear Tony: If there is a refund of $2000+ to the strata corporation from a special levy, is the strata council permitted to put the amount into the contingency fund or do they have to return it to the owners?

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Do buyers have rights to alteration requests?

Dear Tony: Do buyers have any rights? We live in Saskatchewan and are wanting to purchase a condo in a building that is close to a therapy facility for one of our family members. The building is perfect but we will need to widen the entry door to the unit to accommodate a large wheel chair. We have asked the strata council to give us permission at

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Is it legal for strata council members to be paid?

Dear Tony: Our strata owners orchestrated a coup in February over the previous council who held control for the past 10 years. When owners discovered they refused to release any financial information and there were some irregular expenses, the owners finally voted in a new council. I was one of the people who was requesting documents, and since bei

The trouble with secret ballots

Dear Tony: We have one owner who always shows up with 50 or so proxies at every meeting. For every decision, she requests a secret ballot, the property manager gives her a ballot with the total number of proxies she has and she controls the outcome of every vote.

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Strata corporation wants to charge extra fees

Dear Tony: I have rented out my unit since I purchased in 2004. I was the first buyer and the developer filed a rental disclosure that exempted first buyers. Our strata corporation has tried several times to pass bylaws prohibiting rentals without success. Now a new twist on their old campaign. They are proposing a bylaw that requires anyone who re

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Ignoring repairs is no solution

Dear Tony: Our strata is a smaller six-unit townhouse complex constructed in 2003. All six units are attached in one way or another and everyone has a single car garage. We are starting to have some issues with our decks that are covering over the space of the townhouses, which may be ours or our neighbours.

Downtown Vancouver. (24 HOURS VANCOUVER)

Who sets the agenda?

Dear Tony: Our Richmond strata council is furious with our property manager. Our fiscal year end is Dec. 31 and council had decided to hold our AGM on Feb. 22, giving us time to prepare the financial statements and have our lawyer finish the review of our bylaws. Our plan was to send notice on February 1st, but the property manager issued notice of