Source: http://www.peaklaw.ca/strata-faqs/
Timestamp: 2019-04-18 10:23:43+00:00

Document:
These questions and answers are intended for general information purposes only and should not be construed as legal advice. The questions are framed to make the issues understandable and your specific issue may not be addressed by the answer. Users should not take legal action, or refrain from taking legal action, in reliance on the information contained in the questions and answers without first obtaining legal advice specific to their situation.
For what legal matters do Strata Owners qualify for?
Any Owner of a property in a Strata Complex which signed a Strata Legal Protection Plan retainer agreement with us, qualifies for a discount on his/her legal fees of 10%. Note that the reduction is to fees only; disbursements are payable in full.
What legal matters cannot be handled on behalf of Strata Owners?
Any matter involving the Strata Corporation or the Strata Council. We are contractually retained by the Strata and any representation of Owners in a Strata related matter will constitute a conflict of interest which, in terms of the BC Law Society Rules, is prohibited.
In these cases Owners are advised to take the matter up with the Strata Council directly or through the property manager. Alternatively the Owner should seek independent legal advice.
May the Strata Council enter into a long term agreement such as the SLPP?
Yes, barring anything to the contrary in the Bylaws. The Act does not prohibit long term agreements.
What is the principle on which a Strata Corporation operates?
– the right to raise issues.
Who makes the decisions of the Strata Corporation?
All decisions of the Strata Corporation are made by the Strata Council in the manner prescribed by the Act and the Bylaws.
What is the role of the Strata Council?
In terms of the Act, the Strata Council’s must “exercise the powers and perform the duties of the Strata Corporation, including the enforcement of bylaws and rules”.
What are the general duties of the Strata Council?
Where does the Strata (or Property) Manager fit in?
The Strata Council may appoint a Strata manager to perform some or most of the functions of the Strata Council. The extent thereof is agreed to in a Management Agreement which contains the terms and conditions of the appointment. Notwithstanding this delegated, the Strata Council is still responsible for ensuring that its obligations under the Act and Bylaws are fulfilled.
Can the powers of the Strata Council be limited?
Keeping in mind that the Strata Corporation can never restrict or limit the Strata Council if the restriction or limitation is contrary to the Act, Regulations or Bylaws or if it interferes with the Strata Council’s ability to make a decision based on whether an Owner has breached a By-law or Rule; an Owner should be fined; or an Owner should be restricted from using a common property, the Owners can pass a resolution by majority vote at general meeting or special meeting to direct or restrict the actions of the Strata Council.
Who can be elected to serve on the Strata Council?
– different classes of persons, if a bylaw is created to permit certain classes of persons to sit on Strata Council, such as spouses or children of Owners.
Note: In terms of s 28(3) no Owner is electable or may continue to serve as a Council member if there is money owning to the Strata Corporation that is due and payable. The test is “If the Strata Lot is lienable” If there are multiple Owners of one Strata Lot only one Owner can sit on the Strata Council (unless all Owners are on the Strata Council, in which case each Strata Lot only has one vote. Standard Strata Corporation Bylaws provide that if there are fewer than four (4) Strata Lots or Owners, all Owners must sit on the Strata Council.
How is a Strata Council elected?
The Strata Council is elected every year at the annual general meeting. The number of Strata Council members set out in the Standard Bylaws is between three and seven members. However, if there are fewer than four lots or four Owners, then all Owners are required to sit on the Strata Council.
What is the term for which the Strata Council is elected?
According to the Standard Bylaws a current Strata Council term ends and a new Strata Council term begins at the end of every annual general meeting in which the new Strata Council is elected. This term is usually one (1) year.
How can a Strata Council member be removed during his/her term?
– If a Council Member is unwilling or unable to perform his or her duties for two months or longer, he or she can be replaced by a new Strata Council member to be appointed by the existing members of Strata Council. The new Strata Council member will hold the seat for the remainder of the replaced member’s term.
May a Council Member receive payment?
– If the payment was duly approved with the annual budget.
Who can call a Strata Council Meeting?
– the meeting is required to deal with an emergency situation, and Strata Council members either consent in advance of the meeting or are unavailable to provide consent after reasonable attempts to contact them.
An Owner can by written application stating the purpose of the hearing, requisition a Strata Council meeting to have a hearing. A meeting requisitioned for a hearing must be held within a month.
What rules apply to Strata Council meetings?
A Council Member can hold more than one office, as long as it is not president and vice-president; At the beginning of a Strata Council Meeting, members should determine if the required quorum under the Bylaws is met; Minutes of Strata Council Meetings must be kept and the Strata Council must inform Owners of the decisions made at each Strata Council Meetings within two weeks of the meeting; Strata Council Members can attend a Strata Council meeting by electronic means, as long as all members (or participants) can communicate with one another; Owners may attend a Strata Council Meeting as an observer, but they may not be present during the portions of meeting related to By-law enforcement proceedings; rental restriction By-law exemption hearings and matters where a person’s right to privacy may be infringed.
How are decisions of the Strata Council made?
If a quorum of Strata Council Members is in attendance, decisions at the Strata Council Meeting are made by a majority vote of the members present at the meeting.
How do I give effect to my dissatisfaction with the Strata Council?
Take up the matter with the Strata Council directly, alternatively through the Property Manager. It is possible to apply to the Supreme Court for an injunction to make the Strata Council abide by their duties imposed on them by the Strata Property Act, including bylaw enforcement under s. 26 (Strachan v. Owners Strata Corp., 1992 CanLII 2233 (BC SC)). However, this process is expensive and time consuming. The Court is only likely to impose an injunction if the Council’s actions were not reasonable or realistic. The Courts have suggested that the best remedy for dissatisfaction with Strata Owners is at the ballot box (Venefer v. Strata Plan LMS 1564, 2005 BCSC 1866l; Nomani v. Strata Plan LMS 3837, 2007 BCSC 276).
When will a council member have a conflict of interest?
A council member will have a conflict of interest when he/she has a direct or indirect interest in a contract or transaction with the Strata Corporation, or in 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.
How must conflict of interest be managed by the council?
The council member must disclose fully and promptly to the council the nature and extent of the interest. If this is not done it will be a breach of the council member’s fiduciary duty and he may incur liability. The Council Member must the abstain from voting on the contract, transaction or matter and leave the council meeting while the matter is discussed, unless asked by council to be present to provide information.
Can a Strata Council make unapproved expenditures?
Unapproved expenditures are regulated by s 98 of the Act. Unapproved expenditures may be made from the operating or contingency reserve fund if the amount is less than the amount set in the Bylaws or, if the Bylaws are silent as to the amount, less than $2,000 or 5% of the total contribution to the operating fund for the current year, whichever is less, if there are reasonable grounds to believe that an immediate expenditure is necessary to ensure safety or prevent significant loss or damage, whether physical or otherwise. The Strata Corporation must inform Owners as soon as feasible about any expenditure.
Can a Strata Council re-allocate operating funds?
Can a Strata Council re-allocate the order in which Strata fees are applied?
Section 119(2) provides that bylaws may provide for the control, management, maintenance, use, and enjoyment of the Strata Lots, common property, and common assets of the Strata Corporation and for the administration of the Strata Corporation. If a bylaw exists that states the priority in which payments by an Owner to the Strata Corporation shall be allocated, Strata fees may be applied in the order that the bylaw prescribes. The issue of the allocation of payments has not been considered by a British Columbia court, however Ontario has permitted a condominium corporation to make payments towards outstanding arrears in whatever manner is determined by the condominium corporation (Amoah v. York Condominium Corp. No. 42,  O.J. No. 5266 (QL) (S.C.J.)). There was no bylaw in Amoah that provided for the allocation of payments. Simply, the court held that the condominium corporation could allocate payments in whatever manner it chose.
Which matters require approval by majority vote of the Owners?
– adopting an operating budget (s. 103).
Which matters require approval by 3/4 vote of the Owners?
Which matters require approval by unanimous vote of the Owners?
Can an Owner refuse entry to a contractor repairing common property?
Is the Strata Corporation obligated to repair even after an Owner has refused entry?
Yes. Despite an Owner’s obstructionist behaviour, the Strata Corporation is still under obligation to repair the damage to common property despite any Bylaw, resolution, or written warning to the Owner. The Strata Corporation will however not be liable for any damage to the Owner’s property due to the defect of the common property [leak in the roof] from the date that the excess was denied until the problem is fixed. Should the Strata Corporation repair the Owners damages, the cost thereof may be recouped from the Owner.
What are the tenant’s rights under the Act?
What are the tenant’s rights under the bylaws?
What are long term tenants?
Long term tenants are residential tenants with leases of three years or longer.
What are the rights of residential long term tenants?
With exceptions, residential long term tenants have the same rights and obligations as landlords under the Act, Regulations, bylaws and rules for the duration of the lease.
When can the residential long term tenant exercise the rights of the landlord?
Before exercising any rights of the landlord, long term tenants must provide the Strata Corporation with written notice of the time period of the lease and their name. This is most effectively achieved by supplying a copy of the lease to the Strata Council.
What are the exceptions to the right of the long term residential tenant to exercise the landlord’s rights?
Long term tenants may not take would affect the Owner’s interest in the Strata Lot, common property or land that is a common asset, i.e. acquire or dispose of land; cancel or amend the Strata plan, etc.
What are examples of specific obligations of long term residential tenants?
What are examples of the specific rights of long term residential tenants?
May landlords assign their rights and obligations to tenants?
What is the exception to the landlord’s right to assign its rights and obligations to tenant?
The Owner’s (landlord) responsibility to pay the cost of remedying contraventions or fines on behalf of the tenant cannot be assigned to the tenant.
What information is protected by the Personal Information Protection Act (PIPA)?
The Personal Information Protection Act (PIPA) protects personal information about an “identifiable individual” and includes things such as name, age, weight, height, home address, home phone number, race, ethnic origin, sexual orientation, medical information, marital status, religion, finances, education and employment, as well as factual accounts or opinions about that individual. Personal information does not include “contact information”, which is information that enables the individual to be contacted at his place of business. Contact information includes a person’s name, business address, business telephone number, business fax number and business email address. PIPA applies to the personal information in the control of organizations such as Strata Corporations, but does not apply to contact information.
What information must the Strata Corporation protect?
The Strata Corporation must protect personal information.
Is a certificate of payment required for a sale as a result of a foreclosure?
A change of Ownership arising from a vesting order obtained in a foreclosure proceeding does not trigger the requirement under the Act (s256) to file a Certificate of Payment. Peoples Trust Co. v. Meadowlark Estates Ltd., 2003 BCSC 1321 (Master), affirmed 2005 BCSC 51. Therefore, if the sale of the Strata Lot is the result of a foreclosure, the Land Title Office will not insist on a Form F when the transfer is registered. As the Strata Corporation will not be requested to supply a Certificate of Payment, the Strata Lot may well be transferred without the Strata Corporation receiving its outstanding Strata fees. If a Lien has not been filed, the Strata Lot may be transferred by vesting order without giving the Strata Corporation the opportunity to make a claim for any money owing to it, whether it be Strata fees, special levies, or fines. As a result, the Strata Corporation needs to ensure that a Lien is filed at the earliest opportunity so that the Strata Corporation is named as a respondent in any foreclosure proceeding and has the opportunity to make a claim for any Strata fees owing to it.
Usually the rights of the Strata Corporation to payment of its outstanding Strata fees ranks first, even before a mortgage. This right can easily be enforced by the Strata Corporation during the transfer process of the distraught Lot. S256 of the Act requires that a Certificate of Payment [Form F of the regulation] must be filed in the Land Title Office. The Strata Corporation can refuse to issue the Certificate of Payment until all of the outstanding arrears of paid or satisfactory arrangements for payments have been made. During a foreclosure proceeding, as a vesting order obtained in a foreclosure proceeding does not trigger the requirement under the Act (s256) to file a Certificate of Payment (Peoples Trust Co. v. Meadowlark Estates Ltd., 2003 BCSC 1321 (Master) , affirmed 2005 BCSC 51) There is no way to enforce the Strata Corporation’s priority to receive payment of outstanding Strata fees. To enforce its claim the Strata Corporation has to become a part of the foreclosure proceedings. The easiest way to do this is to ensure that a Lien is registered at the earliest opportunity when Strata fees are outstanding.
How does the Strata Corporation ensure its priority in foreclosure proceedings?
The Strata Corporation should be careful when served with foreclosure proceedings. The mortgage holder may file pleadings that fail to acknowledge the priority of the Strata Corporation’s Certificate of Lien. The Strata Corporation will want to ensure that any and all orders made in the foreclosure proceedings deal appropriately with the Strata Corporation’s priority. If the petition fails to acknowledge priority of the Strata Corporation’s Certificate of Lien, the Strata Corporation should prepare and file a response that opposes that portion of the petition or consents to the petition on the condition that the Strata Corporation’s priority status is maintained. A prudent Strata Corporation will file a response so that it receives notice of each application made in the foreclosure proceeding, maintains its priority status, and is not prejudiced by the orders being made.
What can be done to expedite matters?
Once the foreclosure proceedings are commenced, the Strata Corporation should consider requesting the petitioner to pay amounts owing under the Certificate of Lien. Sometimes the petitioner will pay the amount owing to have the Certificate of Lien removed early in the proceedings.
If there is a dispute relating to fines or costs of remedying a bylaw contravention, the Owner can pay the money in trust to the Strata Corporation, where after the Strata Corporation must issue the Certificate of Payment.
Can a Strata Corporation refused to issue a Certificate of Payment?
Can an Owner refuse to pay disputed fines or costs when selling his Strata Lot?
If no action has been started and the Strata Corporation refuses to accept alternative proposals, an Owner disputing the fines or costs of remedying a bylaw contravention has no option other than payment. However, if the amounts being claimed are high, and there is an arguable case in favour of the Owner, and there is danger that the sale will be lost, a prudent Strata Corporation will allow a payment to be paid in trust and grant a Certificate of Payment as an arrangement satisfactory to the Strata Corporation under s115(1)(b)(ii). Either way, the Owner will have to pay.
How can a special levy be divided between Strata Lot Owners?
S 108(2) states that the proportionate contribution of an Owner to a special levy can be calculated in 3 ways: 1. By the default method – Proportionate to the Strata Lot’s entitlement in terms of s 99, which will required a ¾ vote; or 2. By a different method passed at an Annual or Special General Meeting by unanimous vote in terms of s 100. A ¾ vote is required to pass a special resolution on the agreed s 100 method; or 3. By any other fair method to apportion the special levy in terms of s 108(2)(b), which requires a unanimous vote.
What must a resolution for a special levy specify?
Section 108(3) states that a resolution to approve a special levy must set out the following: (a) the purpose of the levy; (b) the total amount of the levy; (c) the method used to determine each Strata Lot’s share of the levy; (d) the amount of each Strata Lot’s share of the levy; (e) 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.
I want to rent my unit to someone else, what must I do?
First ensure that your Strata is not subject to rental restrictions. These restrictions must be contained in the Bylaws. If there are restrictions you will have to follow the prescribed procedure to obtain permission to rent the unit to a tenant.
What happens when the tenant occupies a unit in contravention of the Rental Restriction Bylaws?
Where an Owner rents a Strata Lot in contravention of a bylaw that prohibits or limits rentals, it is the Owner and not the tenant that is in contravention of the bylaw. The tenant may (not must) vacate the Strata Lot within 90 days of learning that the rental is a breach of the bylaws and end the tenancy agreement without penalty (s. 145(1)). If the tenant ends the tenancy agreement in accordance with s. 145(1), the landlord must pay reasonable moving costs of the tenant to a maximum of one month’s rent (s. 145(2)).
When can a landlord give notice to a tenant to vacate the property?
My tenant does not want to move out, what now?
What can the tenant do about the Order for Possession?
When can the landlord enforce the Order of Possession?
Before having the order of possession enforced, the landlord must wait until the two-day period has passed and contact the RTB to see if the tenant has filed for a review within the deadline. The landlord can enforce the Order on the third day.
What are the landlord’s obligations after the Order of Possession is given.
The landlord must serve a copy of the Order on the tenant as set out in the Residential Tenancy Act, by: – Giving a copy directly to the tenant (presumed served on the same date) – Leaving a copy with an adult who apparently lives with the tenant (presumed served on the day that is left) Attaching a copy to the door or other noticeable place where the tenant lives. (presumed served on the day that is was attached) Sending a copy by registered mail. (presumed served on the 5th day after the mailing date) – Any other way ordered by the Residential Tenancy Board.
Who enforces the Order of Possession?
The landlord must enforce the Order of Possession through the Supreme Court of British Columbia by applying for a Writ of Possession. As the Tenant has 2 days to request a review of the Order of Possession. The Residential Tenancy Branch does not enforce Orders of Possession.
What is the process for enforcing the Order of Possession?
The Order of Possession is filed with the Supreme Court of British Columbia where after a Writ of Possession is issued. On the strength of the Writ of Possession, the court bailiff can legally remove the tenant and the tenant’s belongings from the property. Only the court bailiff can legally do this.
1. Before filing an application to the court, select a court bailiff from the list of court bailiffs that is available from the civil court registry or at 2. Contact the court bailiff firm to discuss the amount of the deposit, estimated costs associated with execution of the Writ of Possession, and the timelines for them to action a Writ of Possession. 3. Get the following forms from the Supreme Court Residential Tenancy Act – Writ of Possession Package ( http://courts.gov.bc.ca/supreme_court/self-represented_litigants/info_packages.aspx). Fill out and file these documents at a Supreme Court civil registry: Fill out and file these documents at a Supreme Court civil registry: o Requisition – Form 17 o Affidavit of Service o Writ of Possession – Form 52 o Original or Certified Copy of the Order of Possession (the original you receive from the Residential Tenancy Branch is a certified copy) The Supreme Court of British Columbia has fees associated with issuing a Writ of Possession and swearing an affidavit at the court registry. 4. Give the filing clerk at the court registry the name of the court bailiff firm you wish to use. Once issued, the court registry will forward the original Writ of Possession to the court bailiff company you hired. You are responsible for ensuring that the deposit, a copy of the Writ of Possession, and any other required information is provided to the court bailiff.
How do I recover my costs?
It is against the law for a landlord to: – physically evict a tenant, or – change the locks without a Residential Tenancy Branch order to do so, or – seize a tenant’s personal property without a court order, or – use the services of a bailiff firm that does not have a contract with the Ministry of Attorney General to evict a tenant to perform these services. Only officers appointed as court bailiffs may legally evict a tenant pursuant to a Writ of Possession. A landlord who illegally evicts a tenant may be fined up to $5,000 and may be required to reimburse costs incurred by the tenant as a result.
Can a strata corporation evict a tenant who is contravening bylaws or rules?
A strata corporation can take steps to evict a tenant who repeatedly contravenes a reasonable and significant bylaw or rule to the point of seriously interfering with another person’s use and enjoyment of a strata lot, pursuant to s 138(1) of the Act. Once the strata corporation has established a body of evidence for the repeated and continuing contravention which seriously interferes with another person’s use and enjoyment of a strata lot, including issuing fines to the tenant under the requirements of the Act, then the strata corporation can take further steps to remove the tenants in place of the landlord.
What is a Rental Disclosure Statement?
A Rental Disclosure Statement is a form filed by the owner developer of a strata. It sets out the rental policy for each unit for some fixed period of time (e.g. 10 years) for as long as the units remain owned by their original owner (after the owner-developer). If the Rental Disclosure Statement has been appropriately filed, and it indicates that a particular unit may be rented, then any rental restriction bylaws passed by the strata do NOT apply to that particular unit until the earlier of either (a) the date indicated on the Rental Disclosure Statement or (b) the date the first owner (after the owner developer) sells the property. The Rental Disclosure Statement does not apply to you if you are not the first owner of the unit (after the owner developer). Units which are rented pursuant to the Rental Disclosure Statement do not figure in to any calculation of rentals pursuant to a bylaw. Therefore, if 8 rentals are permitted in your unit under a rental restriction bylaw, the Court has interpreted that as meaning that 8 additional units may be rented besides those permitted by the Rental Disclosure Statement.
According to section 144(1) of the Strata Property Act, an Owner may apply to the Strata Corporation for an exemption from a rental restriction bylaw on the basis that it causes hardship to the Owner. This exemption may be granted for a limited time.
What is the basis upon which a Hardship Application will be decided?
Section 144(6) of the Strata Property Act provides that the Strata Corporation must not unreasonably refuse to grant an exemption. Some factors that the Court has found relevant for consideration by Strata Corporation include (Als v The Owners, Strata Corporation NW 1067, 2002 BCSC 134): – inability to re-sell the unit/decrease in sale value from purchase price; – inability to obtain insurance because a unit is not occupied; – potential prohibitive cost of property management; – substantial decrease in sale value where a new ban on rentals is put in place; – value of the unit making up all or substantially all of an Owner’s assets.
What is the process for a Hardship Application?
An Owner must apply in writing to the Strata Corporation stating (i) the reason the Owner thinks an exemption should be made, and (ii) whether the Owner wishes a hearing.
What must my hardship application consist of?
The application can take the form of a letter, addressed to the Strata Council, setting out the circumstances of the hardship clearly. Although not required by the Act, attach statements, figures, calculations, etc. as proof of hardship. (Note that Council can only make an informed decision with all the facts before them. To make a decision on a statement of hardship alone could be construed as acting negligently and may set a detrimental precedent for future decisions).
How long does the Strata Corporation have to make a decision regarding a Hardship Application?
If the Owner does not request a hearing, the Strata Corporation has 2 weeks after the application is given to the Strata Corporation. If the Owner does request a hearing, then the Strata Corporation must hold a hearing where the Owner or his/her agent can speak to the application within 4 weeks after the date of the application. A decision must then be provided to the Owner within 1 week after the hearing is held.
How do I appeal a Hardship Application if it is denied?
The Strata Property Act does not require a Strata Corporation to hear an appeal of their decision regarding a hardship application. An Owner may apply to the Supreme Court on the basis that the Strata Corporation’s decision was unreasonable. However, a court application is an expensive and technical process, and an Owner wishing to bring an application should consult a lawyer.
A lien is a statutory charge that is registered against the title of a property to secure the payment of certain debts due by the Owner. This can be for work done on the property, Strata fees, taxes, etc. A lien is intended to give those bestowing work services and material an interest in the land and improvement until they are paid.
When a lien is registered against the title of a property the lien registrant has a security interest in the property. The Owner cannot deal with the property in any manner until the lien has been discharged.
Who can register a lien on my strata unit?
In terms of the Builders Lien Act, contractors, subcontractors, workers as well as other providers like architects, material suppliers, etc. In terms of the Strata Property Act, the Strata Corporation for outstanding Strata fees, fines, interest and legal fees.
Does a lien affect my ability to deal with my property?
Yes, you cannot sell, mortgage or act in any other manner with the property until the lien has been discharged.
Can a lien be placed on my unit for work done to the common property?
Yes, the contractor can lien each unit in the Strata complex for work done on the common property.
Does a lien affect my credit rating?
Yes, while the lien is active your credit rating will be adversely affected. Even when the lien is removed, it remains attached to the history of the title. Further, it will continue to be reflected as an adverse entry or notation on the credit bureau for a maximum of 7 years. You may apply to the credit bureau to have the charge removed. Unfortunately, if a lien is registered against the unit even if you have no liability, i.e. you paid your special levy for work done on common property, there is a dispute and a lien is registered (even if the lien is removed by payment to court or as security), your credit rating may well continue to be affected. If this happens, contact the credit bureau directly to correct the problem.
With a builders lien, when the lien amount is paid, the lien must be removed by the person who registered it within 14 days. Alternatively, if there is a dispute, the lien amount may be paid into Court or in trust to the lawyer, where after the lien will be removed. The only manner to discharge a lien registered in terms of the Strata Property Act is to pay the lien amount, or by Court order.
When can the Strata Corporation lien an Owner’s Strata Lot?
When the owner owes the strata corporation amounts for, (a) strata fees; (b) a special levy; (c) a reimbursement of the cost of work referred to in section 85; (d) the strata lot’s share of a judgment against the strata corporation [s. 116(1)] or interest thereon.
Can the strata corporation lien an owner’s strata lot for fines?
No, fines are not included in s. 116(1).
Can the strata corporation lien an owner’s strata lot if the outstanding amount is in dispute?
Yes, but only if the owner did not pay the disputed amount into court or to the strata corporation in trust (s. 116(3)).
What is the priority of the strata corporation’s lien against the strata lot?
The strata corporation’s lien ranks in priority to every other lien or registered charge except (a) to the extent that the strata corporation’s lien is for a strata lot’s share of a judgment against the strata corporation, (b) if the other lien or charge is in favour of the Crown and is not a mortgage of land, or (c) if the other lien or charge is made under the Builders Lien Act.
What Services may a Strata manager deliver?
– falls outside of their experience.
What Services may a Strata Manager not deliver?
What specific services may a Strata manager not deliver?
A Letter of Demand should be prepared in such a manner that it allows the Strata Council to proceed with the collection procedure in terms of the Strata Property Act immediately if the Owner does not comply with the request to settle the arrears Strata Fees. To achieve this a Notice in terms of Section 112(2) of the Strata Property Act must be included in the Letter of Demand. Giving notice in terms of the Act constitutes a legal service as defined by section 1 (b)(iv) of the Act Legal Profession Act, which a strata manager may not provide in terms of section 15 of the Legal Profession Act.
– Giving notice in terms of the Act constitutes a legal service as defined by section 1 (b)(iv) of the Act Legal Profession Act, which a strata manager may not provide in terms of section 15 of the Legal Profession Act.
– The registration of a Strata Lien against the property of the defaulting owner; A Strata Lien is “an instrument relating to real or personal estate that is intended, permitted or required to be registered, recorded or filed in a registry or other public office.” as defined by section 1 of the Legal Profession Act as as part of the “practice of law”. As section 15 of the Legal Profession Act limits the practice of law to lawyers and parties acting on their own behalf, strata manager are excluded from preparing any documentation related to the Strata Lien or the registration thereof.
– The registration of bylaws and rules.
Bylaws and Rules are “an instrument relating to real or personal estate that is intended, permitted or required to be registered, recorded or filed in a registry or other public office.” as defined by section 1 of the Legal Profession Act as as part of the “practice of law”. As section 15 of the Legal Profession Act limits the practice of law to lawyers and parties acting on their own behalf, strata manager are excluded from preparing any documentation related to the Strata Lien or the registration thereof.
All of the above in some form or the other constitute legal services and any person who is not a lawyer undertaking such work on behalf of the Strata Corporation is involved in the unauthorized practice of law.
Why can a Strata manager not deliver certain Services?
(v) an instrument relating to real or personal estate that is intended, permitted or required to be registered, recorded or filed in a registry or other public office.
Can a Strata manager prepare a letter of demand for arrears Strata Fees?
Can a Strata manager prepare the Strata’s Bylaws and Rules?
Can a Strata manager prepare a Resolution for presentation at the AGM?
(b) drawing, revising or settling (i) a petition, memorandum, notice of articles or articles under the Business Corporations Act, or an application, statement, affidavit, minute, resolution, bylaw or other document relating to the incorporation, registration, organization, reorganization, dissolution or winding up of a corporate body.
Can a Strata manager sign the Regulatory forms on behalf of the Strata Corporation?
The Strata Property Act specifically authorizes the preparation and execution of regulatory forms G and H by strata managers. Pursuant to the rules of interpretation the remainder of of the regulatory forms are not.
Can a Strata manager Register a Strata Lien?
Can a Strata manager instruct a Notary to register a Strata Lien?
What can happen if a Strata manager supplies unauthorized services?
Our Strata manager is supplying the “unauthorized services” for free.. Does this make a difference?
(b)(v) drawing, revising or settling an instrument relating to real or personal estate that is intended, permitted or required to be registered, recorded or filed in a registry or other public office. The same section offers an exception to allow volunteers, who provide services without any expectation of a direct or indirect fee, gain or reward, to engage in activities that fall under the definition of “practice of law”.
“The issue of preparing and executing Strata Property Regulation forms has also been considered by Real Estate Council. It was concluded by this Council and confirmed by the Unauthorized Practice Committee that where the signature of the strata manager is contemplated on the form (e.g. Form G – Certificate of Lien and Form H – Acknowledgment of Payment), strata managers can prepare these forms as part of their general duties so long as they do not charge the client a separate fee for this activity. In this regard, it was suggested that strata managers not charge separately for preparation and execution of these forms as section 1(1) of the Legal Profession Act specifically provides that activities that would normally fall within the definition of “practice of law” are exempted if they are not “performed for or in the expectation of a fee, gain or reward, direct or indirect, from the person for whom the acts are performed.
This advice given to their members is patently incorrect. First, it is based on an incorrect interpretation of the definition of “practice of law”. As explained above, Strata Managers do not qualify for the exception allowing volunteers to “practice law”. Further, the “practice of law” is clearly not in the Strata Managers’ field of expertise, because they do not have the requisite legal training. Due to their lack of expertise, section 3-4 of the Council Rules requires them to advise their clients to seek independent professional advice. Strata managers should not rely on this advice to justify providing legal services to Strata Corporations.
Can the Strata Corporation cancel the Strata Management Contract if they are unhappy?
Yes. Section 39 of the Act deals with cancellation of strata management contracts.
A contract entered into by or on behalf of the strata corporation for the provision of strata management services to the strata corporation may be cancelled, without liability or penalty, despite any provision of the contract to the contrary, (a) by the strata corporation on 2 months’ notice if the cancellation is first approved by a resolution passed by a 3/4 (75%) vote at an annual or special general meeting. The strata corporation does not need any prior approval to cancel the contract in accordance with the terms of the contract or to refuse to renew the contract when it expires. The Strata Property Manager may cancel the contract on 2 months’ notice.
Can medical marijuana be grown inside a strata unit?
If the Owner has a valid license, yes!
However… Under the new marijuana regulations in force as of June 19, 2013, Health Canada will phase out all marijuana production in residential areas, including residential strata lots. The intention is to phase out all residential production under the current scheme by 2014. Instead, all medical marijuana will be produced in secure and highly regulated commercial facilities by professionals. Under the current scheme, there are no specific Health Canada policies dealing directly with medical marijuana being grown in a strata lot. Therefore, it is possible that an owner who lives in a strata lot unit may have been issued a valid production licence under the current regime.
In response to these concerns, strata corporations may choose to pass bylaws to specifically limit the legal production of marijuana in residential strata units. Since medical marijuana is a recognized treatment for various illnesses, strata corporations should be careful that they are not contravening human rights provisions when they pass bylaws pertaining to legal marijuana production.
Obtaining legal advice is recommended when undergoing this process.
How long must a strata corporation retain documents?
Section 35 of the Strata Property Act regulates this what documents must be retained and the applicable time periods are reflected in regulation 4.1 of the Strata Regulations.
– the bylaws and rules.
– correspondence sent or received by the strata corporation and council.
– Information Certificates issued under section 59.
– Any depreciation reports obtained by the strata corporation under section 94.
– Any reports obtained by the strata corporation respecting repair or maintenance of major items in the strata corporation, including, without limitation, engineers’ reports, risk management reports, sanitation reports and reports respecting any items for which information is, under section 94, required to be contained in a depreciation report. – (These records must be retained until the disposal or replacement of the items to which the reports relate).
– Any other records required by the regulations – (the period stipulated by that specific regulation).
Who may vote at a AGM?
When is an Owner an non-Eligible Voter?
Persons not included in s. 54 of the Act, and all owners who are prohibted from voting because the strata corporation is entitled to register a lien against the Owner’s Strata Lot (and the strata has a bylaw persuant to s. 53(2)).
For the purposes of voting at an AGM or SGM; When is the Strata Corporation entitled to register a lien against the Strata Lot?
(d) 14 days (plus 5) have elapsed from the date of the notice.
What are s. 116 fees?
(a) strata fees; (b) a special levy; (c) a reimbursement of the cost of work referred to in section 85; (d) the strata lot’s share of a judgment against the strata corporation [s. 116(1)] or interest thereon.
My strata fees are up to date, but I owe fines. May I vote at an AGM or SGM?
Yes. Fines are not lienable in terms of s. 116 of the SPA.
I am not an eligible voter; may I vote when a unanimous vote is required?
My strata lot is lienable but I made a payment arrangement which the strata council accepted. May I vote at the AGM/SGM?
My strata lot is lienable and I made a payment arrangement which the strata council accepted; but I defaulted on this arrangement. May I vote at the AGM/SGM?

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