CHOA Summer03 · 2016. 5. 30. · A s spring slowly fades into summer and the first of the long,...

CONDOMINIUM HOME OWNERS’ ASSOCIATION OF B.C.V o l . 1 0 N o . 2 $ 4 . 9 5 S U M M E R 2 0 0 3

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I N S I D E TH I S E D ITI O N

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A New Year Begins...3

Legislative Updates...3

Role Descriptions for Council Members...4

Default in Payment of Strata Fees...6

The Case of the Discoloured Tap Water...8

Rental Restrictions...10

The Fraud Rental Game...12

Collecting Strata Fees...15

Doing Well by Doing Good...18

CHOA Education Fall 2003...21

CHOA Business Members...22

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As spring slowly fades into summer and the first of thelong, hot days descend upon us we at CHOA are begin-

ning a whole new year. Our year runs effectively from AGMto AGM and with a new board in place we can now getdown to the business at hand. I wish to thank everyone whoworked so hard to make our April 26th AGM the overwhelm-ing success that it was. It seems that they just get better andbetter every year. This is due in no small part to the hardwork and dedication of our staff and a solid core group ofvolunteers who work behind the scenes to make thingshappen. Of course we also owe a very special thank you to allthe presenters and corporate sponsors who made theeducational sessions the successes they were and coveredmost of the expenses.

As I begin my second term as your president, I wouldlike to welcome two new elected members to our board ofdirectors, namely Christiaan Bernard and Lori Smith. Iwould also like to welcome business member Dave Rickettsback for another term on the board. We have a very dedi-cated group of board members, some with several years ofexperience and I am certain that we will all pool our talentsand make the coming year another successful one forCHOA. We have a busy year ahead of us, with many projectson the go.

In my last column I discussed the importance of stratassetting goals and objectives and developing an operationalplan to achieve them. Summer is the time of year whenmost of the actual work gets done, the weather is usuallygood and the days are long enough to allow outdoor projectsto be completed in a reasonable time frame. This is the time

to work on your short-term (i.e. one year) objectives as partof your overall strata management plan. Things like repairs,upgrades, some painting, etc. can be done and perhapssome mid-term objectives or ongoing projects like replacingor rebuilding fences can also be worked on. Larger projects,such as replacing roofs are best planned well in advance sothat all or most of the funds are available up front.

Summer is also the time of year when many stratas arelooking for volunteers to work on their various projects,thus keeping costs as low as possible. The old saying the"many hands make light work" is very true. Your stratacomplex is your home as well as our neighbours' home. Byvolunteering a few hours of your time you are helping tokeep it looking nice, helping to keep your property valuehigh and giving yourself a great opportunity to interact withyour neighbours. In my own strata I volunteer to look afterthe outdoor lights around the complex, it isn't a hard job butit is a very necessary one as without lights the overall senseof security for our residents is greatly diminished. I can alsobe almost certain that every time I get the ladder out and gochanging light bulbs I will have at least one neighbour comeout to say "hello" and hold the ladder for me, it's a great wayto meet people.

Summer is also holiday time for many people, especiallythose families with school aged children. If you are travel-ling around our beautiful province this summer rememberto slow down and enjoy the trip. British Columbia hasmuch to offer and some of the most spectacular scenery inthe world. Take time out to enjoy it and have a safe andhappy summer. y

A New Year Begins

CHOA Journal Summer 2003 3

TOM CARR, PRESIDENT OF CHOA

LEGISLATIVE UPDATES

Effective July 1, 2003 StrataProperty Regulation, B.C. Reg.43/2000 is amended.

Order in Council No. 0501,approved and ordered May 16,2003 orders that the StrataProperty Regulation, B.C. Reg.43/2000, is amended as set out inthe Schedule below, and thatsections 2, 3 and 4 (b) of thatSchedule come into force July 1, 2003.

Schedule1.The Strata Property Regulation,B.C. Reg. 43/2000, is amended insection 6.11 (j) by striking out“trustee” and substituting “stratacorporation.” 2. Part 8 is amended by adding thefollowing section:Fees for filing or copy of RentalDisclosure Statement 8.3 (1) The fee to be paid to thesuperintendent for filing a RentalDisclosure Statement or changedstatement under section 139 ofthe Act is $150.(2) The fee to be paid to thesuperintendent for a copy of aRental Disclosure Statement orchanged statement filed under

section 139 of the Act is $38.3. Section 14.8 is repealed and thefollowing substituted:Fees payable to superintendent 14.8 The fee to be paid to thesuperintendent for examining aschedule to a strata plan undersections 246, 248 or 264 of theAct is $200 per schedule 4. Section 17.17 is amended a) In subsection (2) (b), by strikingout “246 to 248” and substituting“246 (1) to (6), 247,248”, and b) By adding the following sub-section:(3)The fee to be paid to thesuperintendent for examining aschedule of unit entitlement,schedule of voting rights or

schedule of interest on destruc-tion for a phase in a phased strataplan referred to in subsection (2)is $200 per schedule.5. Forms V and W are amended bystriking out

……………………………… Signature of Owner DeveloperWherever it appears andsubstituting

……………………………… Signature of Owner Developer

……………………………..Signature of Superintendent ofReal Estate (if submitted undersection 264 of the Act)

CONDOMINIUM HOME OWNERS’ASSOCIATION OF BCThe Condominium Home Owners’Association of BC promotes the under-standing of strata property living and theinterests of strata property owners byproviding: advisory services; education;advocacy; and resource support for itsmembers.

Website: www.choa.bc.ca

E-mail: office @choa.bc.ca

Toll-Free: 1-877-353-2462

SUITE 202-624 COLUMBIA ST.NEW WESTMINSTERB.C. V3M 1A5TEL: 604.584.2462FAX: 604.515.9643

CHOA JOURNALThe CHOA Journal is published quarterlyby the Publisher.

DISCLAIMERThis publication is designed to provideinformative material of interest to itsreaders. It is distributed with the under-standing that it does not constitute legalor other professional advice.Althoughthe published material is intended to beaccurate neither we nor any other partywill assume liability for loss or damage asa result of reliance on this material.Appropriate legal advice or other expertassistance should be sought from acompetent professional.The services orproducts of the advertisers contained inthe CHOA Journal are not necessarilyendorsed by the Condominium HomeOwners’ Association.

ADVERTISERS WELCOMEFor advertising information and rates,please contact our office.

TEL: 604.584.2462FAX: 604.515.9643

MEMBERSHIP INQUIRIESNew members are always welcome. ContactCHOA for more information.

CHOA BOARD OF DIRECTORSas of May 6, 2003Tom Carr, President—NW3328Heinz Maassen,Vice President—NW955Marion Mitchell,Treasurer—LMS358Scotty Henderson, Secretary—LMS3981

Christiaan Bernard—LMS2412Rose Loverock—LMS2505

Silvana Trotter—NW48Don Winchester—NW57Ted Tufford—NW3160Sonia Williams—VR 204Lori Smith—NW2102

Dave Ricketts, Business MemberNona Saunders, Past President—LMS600Campbell River Branch, Ray Archer—VIS2084

STAFFTony Gioventu, Executive DirectorMartha Lopez, Financial & Systems ManagerBettina Rodenkirchen,Advisor BCEdna Galbraith,Advisor Interior

Contact the CHOA Office:Phone: 604-584-2462 (Local 2)or Toll Free: 1-877-353-2462 (Local 2)Email: [email protected]

Setting Role Descriptions for Council Members

4 CHOA Journal Summer 2003

Website: www.choa.bc .ca Members ’ Password: MAPLE

To understand the roles of the strata council, we first haveto understand the obligations of the strata corporation.

The council are the representatives of the corporation andrepresent the delegated authority of the corporation for theimplementation of maintenance and repairs of commonassets and facilities, emergencies, enforcement of bylaws,financial operations, record keeping, court actions and arbi-tration, forms for real estate transactions, service contracts,insurance and emergencies, convening of council meetingsand general meetings, and overall general operations of thecorporation as set out by the Strata Property Act. Once elected,the first task the council is often faced with is who on councilwill play what role? Will Jack be president, or will he better asa treasurer? Will Jill be the secretary or does her gardeningexperience better suit her to the role of landscaping? Is itreally necessary to supervise the service contractors or doesthe strata manager have this task well in hand? What roledoes the council play if the property is fully managed andsupported by service contracts? Should they be involved inthe daily functions of business? If there is no management,what type of service contracts will the strata require toundertake its obligations? The Strata Property Act sets outlimitations, terms for delegation, and reasonable ethicalexpectations of council members as well.

SPA Council Member's Standard of Care

31 In exercising the powers and performing the duties of thestrata corporation, each council member must (a) act honestly and in good faith with a view to the bestinterests of the strata corporation, and(b) exercise the care, diligence and skill of a reasonably pru-dent person in comparable circumstances.

SPA Disclosure of Conflict of Interest32 A council member who has a direct or indirect interest ina contract or transaction with the strata corporation must(a) disclose fully and promptly to the council the nature andextent of the interest, (b) abstain from voting on the contract or transaction, and(c) leave the council meeting

(i) while the contract or transaction is discussed, unlessasked by council to be present to provide information, and

(ii) while the council votes on the contract or transaction.

SPA/Standard Bylaw Delegation of council's powers andduties

20 (1) Subject to subsections (2) to (4), the council maydelegate some or all of its powers and duties to one or morecouncil members or persons who are not members of thecouncil, and may revoke the delegation.(2) The council may delegate its spending powers or duties,but only by a resolution that(a) delegates the authority to make an expenditure of aspecific amount for a specific purpose, or(b) delegates the general authority to make expenditures inaccordance with subsection (3).(3) A delegation of a general authority to make expendituresmust(a) set a maximum amount that may be spent, and(b) indicate the purposes for which, or the conditions underwhich, the money may be spent.(4) The council may not delegate its powers to determine,based on the facts of a particular case,(a) whether a person has contravened a bylaw or rule,(b) whether a person should be fined, and the amount of thefine, or ...continue on next page

ANTONIO GIOVENTU, EXECUTIVE DIRECTOR, CHOA


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(c) whether a person should be denied access to a recre-ational facility.

SPA/Standard Bylaw Limitation on liability of councilmember

22 (1) A council member who acts honestly and in goodfaith is not personally liable because of anything done oromitted in the exercise or intended exercise of any power orthe performance or intended performance of any duty of thecouncil. (2) Subsection (1) does not affect a council mem-ber's liability, as an owner, for a judgment against the stratacorporation.

Before any decisions can be made, it is more effective forthe council and manager to understand who is performingthe defined roles. Sometimes the council will act directlyand hands on and at other times they will be only provid-ing information and reports and voting on motions.

Ultimately these roles are established by the council. Intheir undertaking they will decide by majority vote wherethe duties and obligations will rest. The council on behalfof the corporation may delegate authority and responsibilityto individuals or the manager, but the accountability ofperformance and liability remains with the council and thecorporation. Here is a sample of Council roles. Often theyinteract and require the cooperation of council membersand the manager to perform the duties. The list is notexhaustive, but is set out to assist the council and managerin delegating and understanding responsibility.

President/Vice PresidentConvening council meetings & General MeetingsRepresenting the Corporation inlegal actions or arbitrationEmergencies/restoration

SecretaryMinutes of all meetings Form B record informationAlteration agreementsOwners/Residents listRental list

TreasurerFinancial Reports Form B/F financial informationAudit reportsSection 35 financial info request Special levies: collections, expenses,investments, refunds/ surplus, finalreports

Bylaws and Rules CouncilMemberAnnual reviewsFiling & amendmentsEnforcement SPA 135/133Bylaw violation notices

Buildings Council Member Service contracts & agreements HVACElevatorRoofing SystemBuilding envelope system

Landscaping Council MemberPools & PondsGardener service agreementWater management & irrigationPest management

Chairing meetingsSetting Agenda Drafts for councilmeetings Receiving Hardship applications Supervise management contractInsurance : review, appraisals, claims

General CorrespondenceNotice PackagesSuite RecordsForm K / Form CSection 35 Information requests

Receivables: fines, liens, orders forsaleBudget Monitoring and ReportsYear end financial statements User fee collections and recordsContingency reserve: collections,expenses, investments, loans, yearend reports

Correspondence Distribution of new rules/bylawsParking plan, assignments, useragreementsLocker plan, assignments, useragreements

Inspections, reports and recordsFire & Safety SystemsSecurity SystemsLong term planning and replac-mentsWaste Removal

Seasonal plantings Pruning & perennial planting Decks/patiosComposting

Every council should take some time out of their firstmeeting each year to establish their duties and responsibili-ties and understand how they will work effectively witheach other and their property manager. A healthy workingrelationship, with clear understanding of roles will reduceconflicts and misunderstandings, and create a beneficialenvironment for owners and residents. y

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[email protected] More than Just Numbers

Strata Corporations have certain essential duties under theStrata Property Act (the “Act”) to maintain and manage

the common property, common facilities, and assets of theStrata Corporation. These are fundamental duties, the execu-tion of which is critical to realizing the strata property concept.

The Strata Corporation must raise money to fulfill itsduties. This is done by collecting strata fees, and sometimesspecial levies.

The payment of strata fees by individual owners is thesingle most crucial contribution to the operation of theStrata Corporation. Without collecting strata fees, the StrataCorporation cannot possibly fulfill its duty to maintain andmanage common property and assets. As a result, the Actprovides the Strata Corporation with powerful remedies tocompel the payment of strata fees and special levies whennecessary. The usual procedure is as follows.

Before the Strata Corporation can register a Certificate ofLien for strata fee arrears or commence legal action, it mustgive an owner at least 2 weeks’ written notice demandingpayment of arrears and indicating that a Certificate of Lienmay be registered, and legal action commenced, if paymentis not made with the 2 week period. Typically, the writtendemand is prepared by the Strata Agent or Strata Council. Ifan owner fails to pay outstanding strata fees or speciallevies following the 2 week demand, the Strata Corporationmay then register a Certificate of Lien against the title to anowner’s strata lot to secure the unpaid amounts. TheCertificate of Lien becomes a first charge ranking in priorityahead of mortgages and most other encumbrances registeredagainst title.

Once the Strata Corporation has registered a Certificateof Lien against a strata lot, it may apply to the SupremeCourt of British Columbia for an Order to sell the strata lotin the event the amount claimed under the Certificate ofLien is not paid. The proceeding is commenced by filing aPetition to the Court.

The Strata Corporation usually retains a lawyer to pre-pare and file the Petition to the Court. Before commencing alegal proceeding, it is my practice to issue a further 10 daydemand to both the delinquent owner and registered mort-gagees, in the hope payment will be made without Courtintervention, and additional expense.

In most cases, the Court will require a defaulting ownerto pay arrears of strata fees and special levies within 30days, failing which the Strata Corporation will be at libertyto sell the defaulting owner’s strata lot. However, the Courthas discretion to order the arrears payable within any timeperiod the Court deems just.

Selling a strata lot under the Strata Corporation’s CourtOrder is a simple matter. A realtor is hired to list the stratalot for sale, a buyer is found, and the sale is eventuallyapproved by the Court. The sale proceeds are then dis-bursed by the Court Order to pay the amounts owing to theStrata Corpo-ration and then to the mortgagees and othercharge holders.

It is not unusual for defaulting owners to allege that theyhave stopped paying strata fees because they are protestingthe Strata Corporation’s failure to address certain of theircomplaints, concerns, issues etc. For example, defaultingowners often tell me that they have stopped paying stratafees because their door/patio/strata lot has not beenrepaired, or that the Strata Corporation has not appropriatelydealt with a noisy neighbour. Of the hundreds of collectionproceedings I have handled for Strata Corporations in theSupreme Court of British Columbia, I have never had adefaulting owner successfully avoid payment of strata feesor special levies because of unresolved complaints with theStrata Corporation. Without exception, the Court explains tothe defaulting owner that strata fees must be paid despitecomplaints/issues that the owner may have with the StrataCorporation. Owners have the right to deal with complaintsin separate proceedings ...continue on next page


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Default in Payment of Strata Fees


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under the Act; however strata fees cannot be withheld ordelayed in protest.

In a recent case I argued in the Supreme Court of BritishColumbia in Oldaker v. Strata Plan VR1008, Mr. Oldakerasked the Court to postpone his obligation to pay strata feesbecause he was unable to rent out his strata lot due to itsdisrepair. Mr. Oldaker argued that the disrepair of his stratalot was caused by the negligence of the Strata Corporation.The Court concluded that, even assuming negligence of theStrata Corporation, postponing the payment of strata feeswas not a remedy contemplated by the Act.

Another argument sometimes raised by delinquent own-ers, and one also raised by Mr. Oldaker in his hearing beforethe Court, is whether the Strata Corporation must obtain a3/4 vote of the ownership before commencing an action torecover unpaid strata fees or special levies.

The argument made by Mr. Oldaker, and sometimesmade by other owners, relies on s.171 of the Act whichstates, in part, the following:(1) The strata corporation may sue as representative of allowners, except any who are being sued, about any matteraffecting the strata corporation, including any of thefollowing matters:(a) the interpretation or application of this Act, the regula-tions, the bylaws or the rules;(b) the common property or common assets;(c) the use or enjoyment of a strata lot;(d) money owing, including money owing as a fine, underthis Act, the regulations, the bylaws or the rules.(2) Before the strata corporation sues under this section, thesuit must be authorized by a resolution passed by a 3/4 voteat an annual or special general meeting.(3) For the purposes of the 3/4 vote referred to in subsection(2), a person being sued is not an eligible voter.

Simply put, the argument for a 3/4 vote is that s.171requires it. However, in my view the Act can be read differ-ently. I view ss. 170-173 of the Act as creating 3 differenttypes of legal proceedings. Section 170 permits the StrataCorporation to sue an owner. Section 171 allows the StrataCorporation to sue as a representative of owners, and s.172allows the Strata Corporation to sue on behalf of one ormore owners.

In my view, ss. 170, 171 and 172 set out different and dis-tinct methods of commencing a legal proceeding under the Act.

On a plain reading, s.170 does not require the StrataCorporation to obtain a 3/4 vote before commencing anaction. Nor does s.117 of the Act.

The argument I made to the Court on behalf of the StrataCorporation in the Oldaker case was that a proceedingunder s.117 of the Act was not a representative proceedingunder s.171, nor a proceeding under s.172. It is a proceed-ing to recover strata fees or special levies owing to the StrataCorporation and, therefore, is authorized under ss.170 and117 without the need of a 3/4 vote. The Court agreed withmy interpretation of the Act and dismissed Mr. Oldaker’sapplication.

The reasoning in Oldaker is supported by another recentSupreme Court of British Columbia decision in Strata PlanLMS2643 v. Kwan.

In the Kwan case, a strata lot owner opposed theappointment of an Administrator on the grounds that theStrata Corporation had not obtained a 3/4 vote before com-mencing its legal proceeding. After reviewing ss.171 and174 (the appointment of Administrator section), the Courtconcluded that s.171 was a distinct section and onlyapplied if the suit was being brought under that section.The Court concluded that because s.174 did not require a3/4 vote for the commencement of a proceeding to appointan Administrator, none was required.

Once the Strata Corporation commences a legal pro-ceeding to enforce its Certificate of Lien, it is entitled torecover from the defaulting owner not only the cost to reg-ister the Certificate of Lien at the Land Title Office (usually$300.00-$500.00) but also reasonable legal costs ($1,500.00-$5,000.00) associated with the proceedings. I have handledmany cases for Strata Corporations where the total legal costpaid by a defaulting owner exceeds the strata fees owingunder the Certificate of Lien. Had the owner simply paid hisor her fair share of strata fees from the outset, or made rea-sonable arrangements for payment of the arrears, consider-able legal expense would have been avoided.

When an owner fails to pay his or her strata fees, thatcontribution must be made up by other owners who havealready paid their fair share. It is no surprise that the Actprovides the Strata Corporation with a swift and powerfulremedy to recover strata fees from delinquent owners. y


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The following case was decided by the Supreme Court ofBritish Columbia in November 2002 and set out various

factors that should be considered in determining whether aStrata Corporation has met its responsibility to repaircommon property.

The owner of a strata lot on the 12th floor of a 25 storeyhigh rise complained that the water from the hot water tapsin the ensuite was discoloured. It appeared that the dis-colouration was caused by a high iron content in the water,although the reason for the high iron content was not clear.The discolouration did not present a health risk.

After receiving complaints about the discoloured waterfrom the owner, the Strata Council contacted the developerand then a consultant to find the cause of the discoloration.The consultant recommended flushing the system, whichthe Strata Corporation did. Although the discolourationdisappeared for a period of time after the system wasflushed, the water eventually returned to its yellow-browncolour.

Between 1994 and 1998 the Strata Council took varioussteps to remedy the problem, however none appeared toprovide a permanent solution. In 1998 the Strata Councilrecommended that a water filtration system be installedunder the sink in the ensuite, which the owner was to main-tain. The owner objected for a number of reasons includingthat he did not want the cost and inconvenience of havingto change the filters. The owner and the Strata Council wereunable to reach an agreement and nothing more was doneuntil 2001 when the Strata Council hired an engineeringcompany to carry out further work. The engineering com-pany performed various work and at the time of the trial,water discolouration had not been observed for approxi-mately one week.

The Judge considered the Strata Corporation’s obligationto repair and maintain the water pipes and stated that theStrata Corporation must act reasonably. The Judge also stat-ed that if the pipes caused a serious and imminent healthrisk, a Strata Corporation ...continue on next page

The Case of the Discoloured Tap WaterA Strata Corporation’s Responsibility to Repair Common Property

ADRIENNE MURRAY, ASSOCIATE COUNCIL, MCCORMACK & COMPANY LAW CORPORATION

might be obligated to take immediate steps to solve theproblem, but if the problem is aesthetic only, it is reason-able to take more time.

In this case the Judge found that the Strata Corporationwas currently acting reasonably, but that the StrataCorporation had acted unreasonably by insisting that theowner install the under-fixture filtration system and pay forthe replacement of the filters. The Judge noted that therewas no assurance that such a system would be successful.The Judge emphasized that the Strata Corporation has aduty to repair and maintain common property and cannotforce owners to assume its duty.

The Judge also found that the Strata Corporation was inbreach of its duty to repair and maintain the water pipesduring the period between 1999 and 2000 when the StrataCorporation took no steps to remedy the problem.

The case confirms that a Strata Corporation is responsibleto repair common property and cannot make an owner

responsible to either carry out the repair or payfor the cost of the repair. The StrataCorporation must act reasonably, and

although it may not be required tocarry out immediate repair if there isno health risk, it cannot refuse to repairthe common property. y

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Rental Restrictions

BONNIE S. ELSTER, PARTNER, LAWYER, CLARK, WILSON

While the Strata Property Act permits a strata corpora-tion to prohibit rentals outright, it hampers the ability

of a strata corporation to impose rental restrictions.Pursuant to the new Act, a strata corporation may notscreen prospective tenants, establish any screening criteria,approve tenants or require owners to seek the council’sapproval of tenants. A strata corporation may not requireany specific terms to be inserted in a tenancy agreement orto otherwise restrict the rental of a strata lot.

A strata corporation may, by bylaw, prohibit rentalscompletely or limit the number (or percentage) of residen-tial strata lots which may be rented. A strata corporationmay also limit, by means of a bylaw, the period of time forwhich residential strata lots may be rented. However, abylaw that limits the number (or percentage) of residentialstrata lots that may be rented must set out the procedure tobe followed by the strata corporation in administering thelimit. For example, who in the strata corporation willreceive requests to rent and what is the timeframe withinwhich the strata corporation will respond to a rental request.

Family Members

If a tenant is a member of the strata lot owner’s family, therental of the strata lot is excluded from the operation of arental restriction bylaw, even where rentals are prohibitedand regardless of whether the number of rentals permittedwould be exceeded by a rental to a family member.

A family member is defined in the Regulations to the Actas a spouse of the owner, a parent or child of the owner ora parent or child of the spouse of the owner. Spouse of theowner includes an individual who has cohabited with theregistered owner anywhere for a period of at least 2 years ina marriage-like relationship and includes persons of thesame gender.

Existing TenantsIf a rental restriction bylaw is passed and properly regis-tered in the applicable Land Title Office, the bylaw does notact to terminate an existing tenancy. The tenant occupyinga strata lot at the time of the passage of the rental restrictionbylaw may remain as a tenant. The bylaw will begin toapply to a leased strata lot one year after that tenant, whowas occupying the unit when the bylaw came into force,ceases to be a tenant of that strata lot or one year after thebylaw is passed, whichever is later. So, if a tenant occupiedthe strata lot when a rental restriction bylaw was passedand the particular tenant remains for 5 years, the bylaw willapply to the strata lot one year after the tenant moves out.In this one year gap, the strata lot may be rented to another,but for only that portion remaining of the one year.

A strata lot that is not tenanted at the time a rentalrestriction bylaw is registered is not subject to the rentalrestriction bylaw until one year after the bylaw is passed.This means that every owner without a tenant has a year tocomply with the rental restriction bylaw and in that waitingperiod, the strata lot may be rented.

First Purchasers

A strata lot designated to be a rental strata lot by an ownerdeveloper in a Rental Disclosure Statement which is ownedby a person who purchased from the owner developer (i.e.a first purchaser) is exempt from a rental restriction bylawuntil the date the strata lot is sold by the first purchaser orthe expiry date found in the Rental Disclosure Statement,whichever comes first.

However, the exemption conferred on a first purchasermay be extended to a second purchaser, if a tenant occupiesthe strata lot when the rental restriction bylaw was broughtinto existence and the ...continue on next page


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same tenant occupies the strata lot when the strata lot issold, but the period in the Rental Disclosure Statement hasnot expired. In other words, if the strata lot is occupied bya tenant and the period in the Rental Disclosure Statementhas not expired and the strata lot is sold by a first purchas-er to another, the rental restriction bylaw will not begin toapply to that strata lot until one year after the occupyingtenant moves out provided that the tenant was in the stratalot at the time the rental restriction bylaw was passed.

Similarly, if the strata lot is not occupied by a tenant andthe rental period in the Rental Disclosure Statement has notyet expired, but the strata lot has been sold by the first pur-chaser, the rental restriction bylaw will begin to apply to thestrata lot one year after the date that the bylaw was passed.So that the second purchaser has one year to rent from thedate of the passage of the rental restriction bylaw, although,there may or may not be any time left in which to rent.

Similarly, if the rental period reserved to the ownerdeveloper in the Rental Disclosure Statement expires beforethe conveyance of a strata lot by a first purchaser and thereis a tenant occupying the strata lot, the rental restrictionbylaw will not begin to apply to that strata lot until one yearafter the occupying tenant ceases to occupy the strata lot asa tenant.

If the rental period reserved to the owner developer inthe Rental Disclosure Statement expires before the sale of astrata lot by a first purchaser and there is no tenant occupy-ing the strata lot when the rental restriction bylaw isbrought in, the rental restriction bylaw will begin to applyto that strata lot one year after the date of passage of thebylaw. However there may or may not be any time left inwhich to rent.

Second Purchasers

If a first purchaser of a strata lot sells a strata lot and thatstrata lot was designated as a rental strata lot in a RentalDisclosure Statement under the Condominium Act, a bylawthat prohibits or limits rentals does not apply to that stratalot until the date the rental period expires as provided in theRental Disclosure Statement, or January 1, 2006, whicheveris earlier. This exemption may be further extended becauseits application is subject to the occupation of that strata lot

by a tenant who was in the strata lot when the bylaw tookeffect as described above. If there is no tenant at the time ofthe passage of the bylaw, there will be a delayed applicationof the rental restriction bylaw for one year from the date ofthe passage of the bylaw.

Hardship

An owner may apply to a strata corporation for an exemp-tion from a bylaw that prohibits or limits rentals on thegrounds that the bylaw causes hardship to the owner. Thehardship application must be in writing and must state:1. the reasons the owner thinks the strata lot should beexempt; and2. whether the owner wishes to have a hearing.

If the owner wants a hearing, the strata corporation musthear the owner (or the owner’s agent) within 21 days afterthe date the application is given to the strata corporation. Ahearing means an opportunity to be heard in person at astrata council meeting.

The strata council has one week from the date of thehearing to provide a written response to the owner. If, aftera hearing, the strata corporation does not give its decision inwriting to the owner within one week, the owner is exemptfrom the rental restriction bylaw and may rent the strata lot.If the owner does not request a hearing, but applies for con-sideration under hardship in writing, the strata corporationmust give its decision in writing within 14 days after thewritten application to rent is given to the strata corporation.If the strata corporation does not respond in writing to theapplicant owner within two weeks after the application isgiven to the strata corporation, then the owner is permittedto rent.

As part of the hardship application, the strata corpora-tion may limit the period for which a strata lot is exemptfrom a rental restriction bylaw, but the strata corporationmust not unreasonably refuse to grant an exemption.

Bonnie S. Elster is a partner at the firm of Clark, Wilson.Her law practice focuses primarily on strata property law. MsElster may be contacted at: 800–885 West Georgia Street,Vancouver, B.C. V6C 3H1. (604) 643-3120 (direct line) or byemail: [email protected] y

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The Fraud Rental Game

MARV STEIER, PRESIDENT, TENANT VERIFICATION SERVICE INC.

Strata owners, councils, property managers and strata res-idents deal with the impact of delinquent tenants every

day. Landlords who properly screen their tenants, informthem of their obligations to the bylaws and rules of the stratacorporation, and maintain long term stable tenants, willbenefit from a harmonious relationships with their stratacorporation and fewer risks of claims and penalties. As astrata landlord, you may be left with the cost of unpaidfines, or insurance deductibles caused by tenants, in addi-tion to damages to your strata lot and potential fraud.

Owning or managing a rental property can be a part timejob and a full time headache, particularly if you get a tenantthat has previously played the fraud rental game and hasintent to defraud or deprive you of rental fees even beforethe Tenancy Agreement has been signed. A Tenancy Agree-ment means absolutely nothing to the Delinquent Tenant, itis a contract that is meant to be broken, there is no conse-quence for their actions and most of these individuals uselandlords as a revolving line of credit because manyLandlords, Property Managers and Resident Managers are

not well versed in the fraud rental game. To make mattersworse these Individuals usually cause thousands of dollarsworth of damage to the rental unit because there is virtuallynothing that will happen to them. No matter what you do,it will cost you money and in the end you likely will nothave recovered any money that is owed, as a bonus you willend up stressed out and frustrated with the fact that thisinconsiderate person has walked away unscathed to do thesame thing all over again to another unsuspecting landlord.

Delinquent Tenants have at their disposal, counterfeit orphony I.D., friends that pretend to be former landlords togive them a favorable tenant reference and Internet compa-nies that supply phony resumes and employment records.This is how the fraud rental game is played and if youhaven’t been subjected to this in the past, there is a goodchance that you will be in the future.

Many Landlords, Property Managers and ResidentManagers allow the Prospective Tenant to complete theApplication to rent form on their own, they never check I.D.and often do not require ...continue on next page


the Application to be completed in its entirety, and thebiggest faux pas of all? They don’t do any tenant screeningor due diligence with respect to the information providedon the Application to Rent form. How do you really knowthat your Prospective Tenant is not playing the fraud rentalgame? Many times we’ve heard stories about the tenant fromhell, here is what you can do.

Tips that will help You Win the Fraud Rental Game.Don’t believe anything that you are told and/or what is onthe Application to Rent form. Make sure that theApplication has been completed in its entirety that does notmean 90%, if a Prospective Tenant only completes part of it,he/she may be hiding something. If the Prospective Tenanthas an attitude when asked to complete the form, this maybe an indication of hidden problems that you may not wantto deal with.

Obtain the Prospective Tenant’s credit history, a credithistory will verify the information that was given to you onthe application to rent form, you will be able to compare theinformation and determine if your Prospective Tenant wastruthful or not. A credit history will give you informationwith respect to pay patterns, and will be a good indicator ofhow you can expect to be paid. This is a valuable Resourcethat provides a lot of information. Individuals with goodcredit histories are likely to be good tenants. This is a ruleof thumb; there is the odd exception.

Check with two previous landlords. Be devious whenconducting your interview to ensure that you are not talkingto a friend, i.e so John Doe tells me that he rented a two bed-room suite, is that true? John Doe tells me that he residedthere for two years is that true? I don’t like the idea of himhaving a dog, how did the dog behave at your building? Ifyou can get this alleged Landlord to agree with what you aresaying you probably are not dealing with a Landlord, butrather a friend because what you have just stated has beencompletely made up. The real Landlord will not agree withyou and will tell you what was actually rented and howlong the tenancy was for and that he never owned a dog.Friends that think they are helping out will tell you whatthey think you want to hear.

Some Landlords just want to get rid of their problem ten-ants and will therefore give good references, you may alsohave to be deceitful with them i.e. did you have any prob-lems with this Tenant? He tells me that he didn’t like someof the neighbors and had a couple of disagreements, whatwas the problem? This may get the landlord to tell you thatthere was a problem and reveal things about yourProspective Tenant. Remember this is a game and how wellyou play will determine what kind of tenant you get.

Check with current and previous employer, what is themonthly income, is it enough to pay his/her bills and rent?Do not rely on documents, as noted earlier anyone can typethese up, verify the contents with the Human ResourcesDepartment of the Employer or the Bookkeeper/Accountant.Is the Company listed in the phone book or directory assis-tance, if not why not? ...continue on next page

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Ask the Accountant or Employer what the address of theCompany is that includes the postal code, you can checkwhat the postal code should be via www.canadapost.caWhat is the Prospective Tenant’s job description? Theemployer should be able to answer these questions withouthesitation.

Ask for previous Hydro bill, Telus bill, cell phone bill,the name and address on there should match the informa-tion on the application form. If not, why not?

What kind of car does the Prospective Tenant drive? Is ita beater? Is it extremely dirty or not taken care of, this maybe indicative of the way he/she will look after your rentalproperty.

Many Landlords and almost all Property and ResidentManagers have the Prospective Tenant complete theApplication to Rent form and if the application is accepted,then Tenancy Agreement should also be completed, this isan absolute essential for the landlord so that there can be nomisunderstanding with respect to the terms of the rentaland what is or is not expected of Landlord and Tenant.

Review, review, review the current Residential TenancyAct and be sure to get a copy of the New Residential TenancyAct that will become law in the spring of next year. Landlordsshould know this Act from beginning to end; it will help youto be a better Landlord, Property or Resident Manager.

We were all born with common sense and gut instinct;this can also be a valuable tool when deciding whether ornot you want to rent to a Prospective Tenant.

As a landlord you must comply with the Strata PropertyAct and Registered Bylaws of the Corporation. A good rela-tionship with the strata corporation will benefit both youand those living in the building.

Once you have a format with respect to your tenantscreening process it won’t take long. Consider the alterna-tive, the stress, hassles and income loss associated to delin-quent tenants.

This article was written by Marv Steier, President of TVSTenant Verification Service Inc., TVS is a tenant screening serv-ice that networks in excess of 200,000 rental suites in BC. Visitwww.tenantverification.com for more information or call Marvat 1-877-974-9328 y

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Collecting Strata Fees and Special Levies when there is a Tax Sale

ELAINE MCCORMACK, COUNCIL, MCCORMACK & COMPANY LAW CORPORATION

Strata corporations that are trying to collect strata feesand special levies from owners, especially those trying

to collect large special levies, should take precautions toavoid a municipal tax sale completing on a strata lot,leaving the strata corporation with no lien and possibly noreasonable prospect of collecting the outstanding amount.

Strata corporations have been granted special rightsthrough the Strata Property Act to collect monies owing forstrata fees and special levies. A strata corporation can placea lien on the title of a strata lot registered in the land titleoffice for monies outstanding for strata fees and speciallevies, and can also apply to the Supreme Court of BritishColumbia to sell the strata lot and pay the strata fees andspecial levies out of the proceeds of the sale. In accordancewith section 116(5) strata corporations are in the enviableposition of taking priority over almost all liens and chargesthat may be on the title of a strata lot. As a result, a stratacorporation’s lien for non-payment of strata fees takes priorityover mortgages registered on title, even if the mortgage wasregistered on title before the strata corporation’s lien.

However, the provisions of the Local Government Actand the Vancouver Charter also give municipalities specialrights to collect municipal taxes. The procedure involvesthe strata lot being put up for auction and a tax sale noticebeing placed on the title of the strata lot. One year after theauction, the tax sale completes and the strata lot is sold, atwhich time the charges on title, including in our experience

liens filed in accordance with the Strata Property Act, areremoved from the title of the strata lot. This procedureleaves the strata corporation who still needs to be paid foroutstanding strata fees and/or special levies either:(a) trying to obtain a personal judgment through the courtsystem against the past or present owner;(b) trying to obtain a court order that provides that the stra-ta fees and special levies have priority over the municipaltaxes; or (c) trying to negotiate with the municipality and the previ-ous owner to pay the amount owing to the strata corporationout of any surplus funds that may be left over after themunicipal taxes and other charges of the municipality havebeen paid.

Keep in mind that the municipality can sell the strata lotfor less than market value, so it is possible that the saleprice may not cover the amount outstanding to the stratacorporation.

As a result of the language used in the Strata PropertyAct and the Local Government Act and the VancouverCharter, it is questionable whether municipal taxes havepriority over strata fees and special levies or the other wayaround, but a court challenge is necessary to answer thisquestion.

In order to protect your strata corporation from thisproblem, it is important to not only register a lien foramounts outstanding, but also ...continue on next page


to do a title search of the strata lot after registering a lien tocheck to see if a tax sale notice has been filed. If a tax salenotice has been filed against the title to a strata lot, it is pru-dent to have the file reviewed by a lawyer, as it may be wiseto apply to court so that the strata corporation can sell thestrata lot prior to the tax sale completing. That way, the stratalot will sell for market value and the strata corporation willhave a greater chance of being paid out in full than if thestrata lot is sold through a tax sale. Also, if the strata cor-poration has filed a lien, it is wise to do a title search everysix months to ensure that no tax sale notice has been filedon title. If a tax sale notice has been filed, it is then prudentto discuss with a lawyer whether to apply to a judge for anorder that the strata corporation can sell the strata lot and payout the realtor’s fees, strata fees, special levies, municipaltaxes and other charges, with the balance going to theowner of the strata lot.

Mortgage holders generally foreclose on a strata lot priorto a tax sale completing, so the chances of a tax sale com-pleting increase if there is no mortgage holder. The chanceof a tax sale completing also increase if there is a costlyrepair levy outstanding and the strata lot has dropped invalue, because then the owner may consider that there isno equity left in the strata lot for him and he may allow thetax sale to complete.

Other issues arise concerning collecting amounts owingfor strata fees and special levies, including what to do when:(a) the owner is going bankrupt;(b) foreclosure proceedings have commenced; or(c) builders’ liens have been placed on the title to thestrata lot.

In each of these cases, it is helpful to seek legal adviceto determine the best route to collect the monies owing tothe strata corporation. y

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Doing Well by Doing Good

BRENDA NORMAN

The Lower Mainland is a hotbed of what’s called ‘greendesign’, the design and construction of buildings using

sustainable principles. These principles are based on theconcepts of reducing a building’s material, energy and wateruse, providing a healthy indoor and outdoor environment,and integrating the building into the fabric of the commu-nity. But what can we do with the buildings we alreadyhave? Can we manage the existing building stock in such away that we can affect positive environmental change, meetor exceed the goals of the Kyoto protocol as well as upholdour interests as building owners? The following two partarticle will outline strategies for achieving these aims –increasing property values while decreasing operating costsand negative environmental impact. Some of these strate-gies can be implemented at any time, others only when abuilding system or component requires replacement, andall buildings will require the replacement of their systemsover time.

North American buildings, or rather their operation,consume 1/3 of all energy (2/3 of all electricity). They are amajor source of the pollutants that cause urban air qualityproblems and global climate change, being responsible for49% of all sulfur dioxide emissions, 25% of nitrous oxideemissions and 35%, just over a third, of all carbon dioxideemissions –the chief “green house” gas. Unlike automobilesand industry where we can see the immediate evidence ofthese emissions, a building’s energy use causes emissionswhich are discharged at the energy production source, andso are often overlooked as a means of reducing green housegases. These buildings are costly to operate and the firstpriority is to reduce their energy consumption.

If your Condominium still has incandescent lighting,consider converting to one of the many energy efficientalternatives available, this conversion need not be expen-

sive. Most people are aware of the compact fluorescentlights (complete with ballast for use in incandescent fix-tures) that have been available for a number of years. If it’sbeen a while since you last tried compact fluorescent lightsyou’ll be pleasantly surprised by the improvements. Theyno longer emit such dim light, nor is there a delay in light-ing after switching on the fixture. The quality of the lighthas much improved too, being more like actual daylightthan its incandescent counterpart. Some other lightingoptions that you may not be aware of are the High PressureSodium (HPS) fixtures. These lights are even more efficientthan fluorescent, but your existing fixtures will have to bereplaced in order to convert to HPS, and be warned thatsome people are not fond of the soft yellow light produced.LED fixtures (Light Emitting Diodes) have just become eco-nomically feasible for the consumer market—we are allfamiliar with these lights in their typical capacities, as theindicators that your computer or monitor is on for instance.Recent developments have allowed for the production ofwhite LED’s, these solid state diodes are the most efficientlighting available and have a life expectancy of 10 (someestimates are as high as 50) years. The greater life expectan-cy of fluorescent lights and LED’s mean that in addition tosaving money on energy, you’ll spend less money for replace-ment bulbs, and less time will be spent on maintenance.

Consider which of your fixtures could be on daylight ormotion sensors to reduce the energy load, and keep in mindthe following when selecting outdoor lighting. Many fix-tures can waste energy by casting light in all directions,including upwards where it’s of no practical use and onlycontributes to what’s know as ‘light pollution’. Make surethe fixtures you select are either directional, or have areflective cover to cast this light downward, you’ll then

...continue on next page



require a lower wattage bulb to produce the same amount oflight. Finally, light sensor controls rather than timers willmean that no seasonal adjustments are required and theexterior lights will turn on only when needed.

Like lighting, there are more efficient alternatives to theheating and cooling systems most buildings now have inplace. These systems become less efficient over time, haveyours tested to determine if its economical to replace and ifyour heating or cooling system does require replacementconsider the following: ‘ground water’ heating/cooling,geothermal or natural gas. Ground water and geothermal areboth what are called geo-exchange systems, where heat andcooling from below the surface of the ground, where a rela-tively constant temperature is maintained, is used as asource. Once in place, a geo-exchange system operates forsignificantly less than electric heating and air conditioningbecause the heat is exchanged rather than created. All ofthese systems can be used in combination with heat recov-ery – where the heat from ‘waste’ water or air is used to pre-heat the water or air entering the building (the waste water& air remain completely separated from the intake, only theheat is transferred). Passive solar, where water or air is heat-ed by passing through piping or ductwork that absorbs heatdirectly from the sun, is another alternative. Pre-heatingair/water by either using heat recovery or passive solar willreduce heating costs and more hot water will be availablefor use at any given time. As well as having an efficientheating/cooling system, the building should be well

insulated and sealed against air penetration. A further stepwould be the installation of Photovoltaics, these too arebecoming more affordable as a means of generating all, or aportion of the energy required to operate a building.

There are several other measures, with varying degreesof difficulty, which can be taken to improve the perform-ance of your building. Most of BC is in what’s known as a‘mixed climate’, that means we require heating during thewinter, and, to a lesser extent, cooling during the summer.It makes sense to prevent heat from entering the buildingduring the summer, and to stop heat from escaping, and alsousing whatever solar heat we can, in the winter. The leastexpensive way to do this is to plant trees. A number ofdeciduous trees along the South and West façades wherewindows occur will act as shade trees in the summer, butbecause they lose their leaves, allow winter sunlight, andtherefore heat to enter, the first diagram below illustratesthis concept. This has the added benefit of beautifying theproperty and, if necessary, blocking or partially blockingless than desirable views. You should always consult alandscaping professional with regards to what type of treeand how far away from the building it should be planted[more on that in the second part of the article].

Another alternative is to replace the existing windowswith high performance low emissivity (low-e) argon filledglazing. Low-E windows work by reflecting the infrared (orheat) portion of the spectrum while allowing the visibleportion to enter, ...continue on next page

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SUMMER — Deciduous trees help toshade the building, preventing heat gain.

WINTER — Deciduous trees lose theirleaves, allowing solar heat gain.

meanwhile the slow moving argon gas helps to prevent thetransfer of heat by convection/ conduction. In the summerexcess heat is reflected outward and in the winter, heat isreflected back inwards. There is a common misconceptionthat these windows are tinted, however this needn’t be thecase. If the homeowners prefer, tinting can be added foradditional effectiveness or aesthetics. In our climate (moreheating than cooling), it’s the outer surface of the inside glassthat should have the low-e coating.

Another more radical option is to alter the exterior of thebuilding to include what are known as light shelves. Light shelves work by shading the interior in the summer months,when the sun angle is relatively high, but allowing the lowangled winter sunlight (and therefore heat) to enter. The topsurface of the light shelf can be used to reflect indirect light,without glare, into the rooms above. This should only bedone after careful consideration of the cost, how the alter-ation will affect the appearance of the building, and thelogistics of attaching these features to the exterior. There aremany plain exteriors that would benefit by a well designedlight shelf, but care should be taken so that these featuresdon’t adversely affect the building appearance, or require acomplicated method of attachment. As with any penetrationof the building envelope, make sure that the construction iscorrectly detailed to prevent water ingress.

Every situation is different so the options presented willnot always be appropriate, and there are many more choicesthan the few discussed here. Determine where your greatestenergy losses are occurring and what changes will result inthe most cost savings, and remember when you change onecomponent of a building system, others will be affected.Check with BC Hydro and local government agencies to findout if there are any rebates or assistance programs that yourbuilding might qualify for when upgrading, and once you haveupgraded be sure the systems are working as intended.

It’s often difficult to convince councils to spend moneyon what they may consider to be unnecessary changes, butas owners they should appreciate the decrease in operatingcosts, and the increase in occupant comfort, property value and marketability, and any individual should appreciate thebenefit to the environment. We can’t rely on government,industry or business to make all the changes necessary toprotect our environment, we have to take personal

responsibility. There are many things outside of our control;fortunately, our homes aren’t one of them.

Resources

http://www.ngwa.org/pdf/GeoExchange.pdfhttp://www.bchydro.comwww.energystar.gov/homeimprovementwww.cmhc.ca

From US Department of Energy, http://www.sustainable.doe.gov/buildings/gbintro.shtml, it should be noted that theseare American statistics. In British Columbia, BC Hydro provides90% of its power from ‘clean’ sources so buildings using thiselectricity will have lower emission statistics, although thesepower sources have other environmental consequences. y


SUMMER — The high sun angle allows the lightshelf to shade the window opening.

WINTER — A low sun angle means more directsun light and heat can enter.

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CONTRACT MANAGEMENT

QUALITY CONTROL

604-888-ROOFCONSULTANTS LTD.

PH:604-888-7663CELL: 604-230-7663FAX: 604-882-7663

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Janitorial, Building Manager and Lawn & Garden Servicesfor Smaller Strata Properties

Call for free quote.Ask about our special offer for new clients.

Tel: 604.641.7641 Cell: 604.306.7791Fax: 604.685.3485Email: [email protected]

Randy Harris President

CHOA AGM 2003 Kudos and StatsMany thanks to all of our board members, staff and volunteerswho gave their time to support the AGM. The location at theQuay in New Westminster was ideal for our association, andthe luncheon provided the finishing touches to a perfect day.Many thanks to the Homeowner Protection Office and theirstaff for their sponsorship of the luncheon and attendance.

We've recorded our best attendance to date, with 152members attending the business meeting and 449 registrantsymposium sessions.

The symposium sessions were a major success as a resultof the dedicated volunteer time of the speakers.

Adrienne Murray, McCormack Law Corporation Art Johnson, Canstar Raymond Catton, All Seasons Tree Service Elaine McCromack, McCormack Law CorporationSharon Kelly, Arbitrator Michelle Probert, Master Painters and DecoratorsSharla Haney, CD Wilson & Associates Marcus Dell, RDH EngineeringDan Lieker, Reserve Data AnalysisBonnie Elster, Clark, WilsonKaren Wiger , EZ Text David Albrice & Dick Burk, Planact Management

The 2004 Symposium is scheduled for April 17th.Location TBA.

Updates of all sessions, locations and speakers will be posted on ourweb site at : www.choa.bc.ca Choa reserves the right to cancel sessions due to insufficient registration or weatherrelated conditions.

CHOA CONFERENCE CENTRESuite 202-624 Columbia St. New Westminster

TIME 7pm

October 15 InsuranceOctober 22 Contingency Reserve PlanningOctober 29 Safety/Security

November 5 AccountingNovember 12 Bylaws/Caselaw/UpdatesNovember 19 General meetings: Resolutions, Notices, ProxiesNovember 26 Landscaping: Winter Pruning, Planting, Gardens

COSTCHOA Members $20.00 per session

$100.00 for 7 sessionsNon Members $40.00 per session

$200.00 for 7 sessions(maximum registration is 20 per class )

PROVINCIAL SEMINARSContact the CHOA Office to confirm locations and dates.

Seminars will cover Bylaws, Buildings, records, Meetings,Mediating disputes, and legal updates. Sessions may vary.

September 27 Kamloops

October 4 Victoria (Stratasphere Symposium) October 23 NelsonOctober 24 KelownaOctober 25 Penticton

November 1 VancouverNovember 15 ChilliwackNovember 29 Nanaimo

COSTCHOA Members $35.00 per session Non Members $70.00 per session Lower Mainland $20.00 per session Non Members $40.00 per session


Education Program Fall 2003 ASCENT

Property Management Servicesfor the Lower Mainland

Since 1979

• Single family homes & condo’s• Strata corporations• Office & commercial

Rick Dickson C.P.R.P.M. (President)

(604) 431-1800 Fax (604) 431-1818

2176 Willingdon Avenue,Burnaby, V5C 5Z9www.ascentpm.com

Ascent Real Estate Management Corp.

Greater Vancouver 525•5365 Fraser Valley 534•4233

• We are a full service glass and door repair company in business since 1975, serving Greater Vancouver and the Fraser Valley area 24 hours a day, 7 days a week.

• Replacing foggy double paned glass (failed sealed units).• Replacing window and door hardware (rollers,

locks, handles, hinges, weather-stripping, track, etc.)• Replacement windows and sliding doors (aluminum

or vinyl).• Regular door maintenance service program (pivots,

door closers, panic hardware, etc.) Ask for details.

• Window films (solar films for heat control and U.V. protection, security film, seismic upgrades).

• Serving both residential & commercial buildings for all glass and hardware needs.

TITAN PAINTING AND REPAIRS• Int. & Ext. Painting• Drywall Repairs• Texture Ceiling• Pressure Washing

Liability Insurance/WCB

MARC IMBRIANISuite 207-1928 E. 11th Avenue,Vancouver, B.C.V5N 1Z2

Cell: 604-726-7777 Tel/Fax: 604-872-2592Visit us at www.titanpainting.ca

C & C PROPERTY GROUP LTD.Property Managers

• complete property management solutions• administrative management• consulting

211-3030 Lincoln AvenueCoquitlam, B.C. 604-945-0644V3B 6B4

STRATA PROPERTY CONSULTING SERVICES

ENID C. KIRBY CONSULTANT ARBITRATOR MEDIATOR

Phone 604-542-0226 • Fax [email protected]

MEMBER B.C. ARBITRATION & MEDIATION INSTITUTEMEMBER INSURANCE INSTITUTE OF B.C.

Susan Jury Certified General Accountant

ACCOUNTING SERVICES AND

BUDGET PREPARATION FOR

SELF-MANAGED STRATA CORPORATIONS

5 - 31501 Upper MacLure Road, Abbotsford, BC V2T 6R8Tel: 604-504-7279Fax: 604-504-7271

CONDOMINIUM MANAGEMENT SPECIALISTS• Integrity • Experienced • Dependable •

Please call for a complimentary quotation for your strata development.

CONDEXPROPERTY MANAGEMENT LTD.

John WilliamsonPrincipal

120-2995 Princess Crescent Coquitlam, British ColumbiaV3B 7N1

Phone: 604.942.2434 Cel: 604.813.3354Fax: 604.942.4834 Email: [email protected] site: www.johnwilliamsoninc.com

SwiftSureStrata Services Inc.

Administrative and Financial Support

for self-managed condominiums

604-232-0991

JERRY P. J. HUOT, C. Arb.(Notary Public)

CONDOMINIUM ARBITRATION?ENGAGE AN EXPERIENCED ARBITRATOR

TEL: 604-535-3275 FAX: 604-538-69061518 George Street, White Rock, BC V4B 4A5

S p e c i a l i z i n g i n C o n d o m i n i u m a n d S t r a t a T i t l e B u i l d i n g s

a i r v i e wB U I L D I N G M A I N T E N A N C E

We offer Full Cleaning Service and many extra Services andwe are available 24hrs for your convenience. We are coveredby WCB, fully bonded and carry liability insurance. For quote or more information please call... or go to ourWebsite at: http://www.markvance.com

981 West 21st. Ave, Vancouver, BC V5Z 1Z2TEL: 604-731-5694 FAX: 604-731-5641 PAGER: 604-686-9345

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ABRAHAM FISHERCleaning ServicesSince 1976

2904-501 Pacific Street Vancouver, BC V6Z 2X6

604-6l8-5689

Tel: 604-682-5611 Fax: 604-682-5614

210-2695 Granville St.Vancouver, BC V6H 3H4

JOHN WILLIAMSON INC.JWStrata Corporation

Consultants

ACCOUNTING SERVICES

Berris Mangan Elliott & Partners604-682-8492Accountants Chartered Accountants of BC

G Loren & Company 604-904-3807Accountants Canadian Institute ofChartered Accountants

Meyers Norris Penny (Edmondson Roper) 604-792-1915Chartered Accountants Chartered Accountants of BC

ENGINEERING & PROJECT MANAGEMENT

Aqua Coast Engineering 604-542-5532 Building Envelope Professionals APEG BC

Fire Code Plus Engineering Inc.604-523-1230 APEG BC

Marsh Touwslager Engineering 604-986-7377Building Envelope Professionals APEG BC

PlanAct Management Ltd 604-789-2052Project Management Better Business Bureau

RDH Building Engineering 604-873-1181Building Envelope ProfessionalsAPEG BC

Read Jones Christoffersen Ltd.604-738-0048 Building Envelope ProfessionalsAPEG BC

INSURANCE

Hamilton Insurance Services Inc.604-874-4476 Better Business Bureau

LEGAL SERVICES

Berge Horn, Lawyers250-762-4222 BC Law

BWF Fodchuk 604-947-0828Law FirmLaw Society of BC

C.D.Wilson & Associates 604-741-1400Law Firm Law Society of BC

Clark Wilson 604-643-3171Law Firm Law Society of BC

Grant Kovacs Norell604-609-6699 Law Society of BC

Haddock & Company 604-983-6670Law Firm Law Society of BC

Lesperance Mendes 604-685-8737Law Firm Law Society of BC

McCormack & Co.604-688-0930Law Firm Law Society of BC

Miller Thompson LLP 604-687-2242Law Firm Law Society of BC

MANAGEMENT & REAL ESTATE

Avalon Property Management Inc.604-692-0774 Real Estate Council of BC

Bayside Property Services 604-432-7774Property ManagementREC of BC

Bradshaw Strata Management 604-584-3624Property ManagementREC of BC

Carriage Management Inc.604-922-3237 Property Management

Century 21 Prudential Estates 604-273-1745Property Management Real Estate Board of Greater Vancouver

Continental InternationalManagement604-232-4040Property Management REC of BC

Harbourside PropertyManagement604-987-8511Property Management REC of BC

Interlink Realty604-271-3888Property Management REC of BC

Pace Realty Corporation Prince George 250-562-6671 BC North Real Estate Board

Point Grey Properties 604-737-9808Property Management REC of BC

Sheridan Property Management250-372-1231 Property Management REC of BC

SERVICES AND PRODUCTS

Action Glass 604-525-5365 Window and glass repairsBetter Business Bureau

Brammy Bros. Painting & Restoration Ltd.604-254-1844 Better Business Bureau

Breathe Easy Services 604-521-3595Plumbing, heating, gasLicensed BC Gas Service Supplier

The Condo Advocate604-852-8620 Better Business Bureau

Easy Care Restoration604-270-6727 Restoration/Janitorial

EPS Westcoast Construction 604-538-8249 General Contractor Licensed Builder: HPO

Mop-n-Mow Building Services 604-641-7641Better Business Bureau

Normac Appraisals Ltd.604-221-8258 Appraisals & EvaluationsRIBC

Personnel Munday Industries Ltd.(604)681-5424 Better Business Bureau

Siplast Canada Inc.604-420-7677Manufacturing RCABC

Spears Sales & Service Ltd.(604)220-0904 Mechaincal & PlumbingMCABC

Terra Nova Landscaping 604-931-8766Landscaping & tree services BCLNA and InternationalSociety of Arborists

Trotter & Morton604-584-5462Facility Services

GOVERNMENT/ASSOCIATIONS

Homeowner Protection Office 604-646-7050Province of BC

ICBA 604-298-7795Independent Contractors and AssociationBusiness Association of BC

X


CHOA Business Members

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The Property Management DivisionCentury 21 Prudential Estates Rmd. Ltd.7320 Westminster Hwy.Richmond, B.C. V6X 1A1

We cure property managementheadaches.

Bill Blackall604.273.1745

> Residential Management Specialists

located in the Richmond area and

serving the Lower Mainland.

> Managers each having a minimum

of eight years experience.

> Competitive Rates.

> Over 7,000 Satisfied Customers.

A proud member of the largest real estate organization in the world.

CHOA Summer03 · 2016. 5. 30. · A s spring slowly fades into summer and the first of the long,...

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