STRATA LIVING

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Are all owners part of small strata corporations?

Dear Tony: We have a simple question that relates to council. Our strata is only a three-unit townhouse complex in Vancouver. All three owners have been very cooperative about operations and maintenance and no one has ever opposed spending money to maintain our building. The Standard Bylaws of the Act say that if a strata has fewer than four owners

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Disputing an amount with a strata

Dear Tony: We have sold our unit and the closing date is Sept. 1. We requested a copy of a Form F payment certificate and on receipt were bewildered to discover the strata is claiming we owe over $2,500 in fines and damages. We have no records or notice from the strata of any such claims so we requested copies of council minutes and correspondence

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What is a majority vote and what is a 3/4 vote to approve contingency fund expenses?

Dear Tony: At our annual meeting last week the owners defeated the annual budget and all of the resolutions that council put forward for 2017-18. The strata council had put forward a budget including items that were not part of annual operations and they had included several contingency items for major repairs by majority vote that had no estimates

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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

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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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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