MEDIATION AND DISPUTE RESOLUTION FOR CONDOMINIUMS€¦ · Deborah M. Howes B.A., LL.B., ACCI, FCCI,...
Transcript of MEDIATION AND DISPUTE RESOLUTION FOR CONDOMINIUMS€¦ · Deborah M. Howes B.A., LL.B., ACCI, FCCI,...
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ByDeborah M. Howes
BA, LLB, ACCI, FCC, C.Arb., C.Med.
MEDIATION AND DISPUTE RESOLUTION FOR CONDOMINIUMS
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Business
Community
Property
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18/06/05 HCI ‐ Harmony In a Condominium Community 3
Good Community, Good Property, Good Business = Good Condominium
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• Dispute Resolution – SK CPA ‐ sections 98 ‐ 102– Action in debt for repairs
– Small claims court for bylaw sanction
– Arbitration
– Administrator
– Scheme of settlement
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• section 98 – Action in debt – Corporation – from owner
• for – Repairs to unit
– Work done by municipal or public order
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Section 99 – Sanctions Corporation action• From owner, tenant or other person who resides in or on a unit
• For bylaw breach• To Court under Small Claims Act, 1997
• For penalty of not more than $500 DUNN V. CONDOMINIUM PLAN NO.
89PA14638 (OWNERS) QB03127
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• Section 100 ‐ Arbitration– Between corporation and owners– Between owners
• Single arbitrator• Parties equally share cost• Can register caveat against title
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• Section 101 ‐ Administrator– Court appointed– Replaces board– All owners pay– Short or long term
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• Section 102 – Settlement Scheme– Between corporation and owners
• Damage to building• Court blesses
‐ Rebuild‐ Transfer‐ $
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Enforcing bylaws using the courts • Lawsuit• legal advice• settlement options• mediation or arbitration• Limitations Act ‐ 2 years • Time and cost• Winner recover part or all of its legal costs
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Statement of claim
Statement of defence
Affidavit of documents
Examinations for discovery
Certificate of Trial Readiness JDR/Mediation
Trial Judgment Enforcement
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ARBITRATION/MEDIATION
• Arbitration – private judge– Result is binding order– enforceable
• Mediation – private facilitator– Result can be agreed contract/settlement
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• Arbitration– Private judge– Binding decision– Input to process– Private hearing
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6/30/2016 High Clouds Incorporated ‐ Arbitration for UofA Law 15
What can Arbitrators Do?• Interpret and apply the Act• Interpret and apply contracts• Determine facts • Direct procedure• Order costs• Order preservation of property and documents• Make interim and final awards• Award $, orders to do or stop doing
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18/06/05 HCI ‐ Harmony In a Condominium Community 16
Starting Either Process
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Process to start arbitration or mediation• Identify bylaws and Act provisions• Discuss with other side the preferred process• Research arbitrators or mediators• Discuss with other side the preferred person• Contact agreed person and they take over the process
• See for more information
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• Mediation– Negotiation – With outside help– Voluntary– Goal – settlement– Preserve relationships
6/30/2016 High Clouds Incorporated ‐ Arbitration for UofA Law 18
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6/30/2016 High Clouds Incorporated ‐ Arbitration for UofA Law 19
Choosing an Arbitrator or Mediator• Qualifications: education and experience• Content knowledge and experience• Cost• Availability• Conflicts of interest• Agreement of the other party• Rosters
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18/06/05 HCI ‐ Harmony In a Condominium Community 20
Get Organized ‐ Get a Plan
• Strategic Planning works
• Renew it periodically
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18/06/05 HCI ‐ Harmony In a Condominium Community 21
Be Predictable ‐ Follow the Rules
• when you have bylaws, follow them
• don’t allow predictability to overrule discretion and case by case review
• if you live by the sword ......
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18/06/05 HCI ‐ Harmony In a Condominium Community 22
If it’s Broke ‐ Fix it!
• Bylaws
– eliminate the unreasonable rules– get with the times– reflect the community– include ADR clauses–when you have them,
follow them
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18/06/05 HCI ‐ Harmony In a Condominium Community 23
Share what you should and when you can
• clarity of expectations
• Annual Reports • disclosure
(information is knowledge ‐ he or she who holds it holds the power)
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18/06/05 HCI ‐ Harmony In a Condominium Community 24
Educate Someone
• board, owners, tenants, structured and unstructured – what, when, how often, who does it?
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18/06/05 HCI ‐ Harmony In a Condominium Community 25
Use Creative and Inclusive Approaches
• open houses• community meetings• forums• working meetings• nominal group workshops• Owner Advisory Groups ‐ owner buy‐in and activity
•
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18/06/05 HCI ‐ Harmony In a Condominium Community 26
Use Creative and Inclusive Approaches
• owner directed projects• annual and special meetings• coffee parties• owner appeal mechanisms• the golden rule ‐ what got you involved?
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18/06/05 HCI ‐ Harmony In a Condominium Community 27
An Ounce of Prevention
• is it better to react or to anticipate?• new neighbours, existing owners
– getting to know each other [“the old fashioned way”]
– sharing the successes [“good new looney”]
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18/06/05 HCI ‐ Harmony In a Condominium Community 28
Addressing Disputes quickly
• informal contact, • overreactions, • consistent, • flexible, • due process, • timely response, • ACT – Don’t Let it Fester
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18/06/05 HCI ‐ Harmony In a Condominium Community 29
Is there a place for:
• a grievance committee?• a dispute resolution process?• fines?• making exceptions?• making special arrangements?• owner appeal mechanisms?• non‐directors to carry the message (eg. Mangers or other agencies)?
•
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18/06/05 HCI ‐ Harmony In a Condominium Community 30
The Act allows them ‐ do you use them?
• Mediation–How it works ‐ description / video–Why it works ‐–When it works ‐ examples
• Arbitration– how and why it’s an alternative to court action
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18/06/05 HCI ‐ Harmony In a Condominium Community 31
Mediation
• A process where an impartial 3rd party helps the disputing parties to negotiate their own resolution or settlement by facilitating the negotiating process for the parties.
• Done by agreement or by contract.
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18/06/05 HCI ‐ Harmony In a Condominium Community 32
Arbitration
• A process where an impartial, knowledgeable 3rd person listens to the parties in the dispute and makes a final and binding decision for them.
• Done by agreement, by contract or under the Alberta Arbitration Act.
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18/06/05 HCI ‐ Harmony In a Condominium Community 33
Why Choose Mediation or Arbitration?
Both• are relatively informal.• allow the parties to
“control” the process.• enhance satisfaction for
the parties.• allow for experts, advisors
and counsel.
• Mediation preserves or enhances relationships.
• Arbitration ends the dispute by getting a decision.
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Starting Either Process
• Decide which process to use.• If a formal process exists, access it (eg. ANHW, Better Business Bureau, contract, legislation)
• Investigate possible arbitrators or mediators.
• Contact the other party and suggest / require mediation or arbitration.
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Starting Either Process
• Agree on the process to use.• Agree on the mediator or arbitrator to use.• If you can’t agree on a name, attempt to agree on who can appoint (court, AAMS, etc.)
• Contact the mediator or arbitrator to confirm they will act.
• Follow the lead of the mediator or arbitrator.
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What is the Result?
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What You Get at the End of the Day
• Mediation– a settlement (possibly)– something to develop into a formal agreement
– a better understanding– a relationship– a model for next time
• Arbitration– a binding decision that can be enforced in the courts
– finality
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6/30/2016 High Clouds Inc. 2006 Dealing with Difficult People 38
What is a Difficult Person?• Own view of the outcome or process• Strong convictions• Value or principle based• Own information• No or limited information• Strong emotion• Taking it personally• Working to a deadline• Has limited resources• Mental incapacity• Uses force or threats
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6/30/2016 High Clouds Inc. 2006 Dealing with Difficult People 39
Tips and Tools
• Tip #1 –
Stock up the tool kit – if we only have a hammer, we look at every “problem” as a nail
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6/30/2016 High Clouds Inc. 2006 Dealing with Difficult People 40
Tips and Tools
• Tip #2 –
Be prepared to go beyond the easy …
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6/30/2016 High Clouds Inc. 2006 Dealing with Difficult People 41
Tips and Tools
• Tip #3 –
Identify the source of the difficulty …
Then try to resolve or remove the difficulty
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6/30/2016 High Clouds Inc. 2006 Dealing with Difficult People 42
Why are we difficult?• Own view of the outcome or process• Strong convictions• Value or principle based• Own information• No or limited information• Strong emotion• Take it personally• Work to a deadline• Have limited resources• Mental incapacity
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6/30/2016 High Clouds Inc. 2006 Dealing with Difficult People 43
Tips and Tools
• Tip #4 –
Treat the people like people …
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6/30/2016 High Clouds Inc. 2006 Dealing with Difficult People 44
Tips and Tools
• Tip #5 –
Don’t make either of you victims …
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6/30/2016 High Clouds Inc. 2006 Dealing with Difficult People 45
Tips and Tools
• Tip #6 –
Acknowledge what you cannot deal with …‐ mental incapacity‐ the other person’s resources‐ illegal activity‐ threats to safety and security‐ rules or processes beyond your control
Identify you will have to involve others…
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6/30/2016 High Clouds Inc. 2006 Dealing with Difficult People 46
Tips and Tools
• Tip #7 –
Look in the mirror …
Are you the source of the difficulty?
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6/30/2016 High Clouds Inc. 2006 Dealing with Difficult People 47
Tips and Tools
• Tip #8 –
Look for preventative steps for the future …
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6/30/2016 High Clouds Inc. 2006 Dealing with Difficult People 48
Tips and Tools
• Tip #9 –
Take a course in …‐ interpersonal conflict skills‐ mediation / facilitation
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![Page 50: MEDIATION AND DISPUTE RESOLUTION FOR CONDOMINIUMS€¦ · Deborah M. Howes B.A., LL.B., ACCI, FCCI, C. Arb., C. Med. is a Chartered Arbitrator and Chartered Mediator with the ADR](https://reader033.fdocuments.us/reader033/viewer/2022053013/5f100cc47e708231d4473224/html5/thumbnails/50.jpg)
Deborah M. Howes B.A., LL.B., ACCI, FCCI, C. Arb., C. Med. is a Chartered Arbitrator and Chartered Mediator with the ADR Institute of Canada. She is the President of High Clouds Incorporated, an Alberta based company providing seminars and dispute resolution services. Ms. Howes holds Certificates in Arbitration and Conflict Management from the Alberta Arbitration and Mediation Society, and Bachelor of Laws and Bachelor of Arts degrees.
Deborah is an active facilitator, arbitrator, mediator, and trainer. She has over 25 years experience in all aspects of disputeresolution, labour relations and condominium. She speaks on dispute resolution and condominium matters at provincial, national and international conferences. In previous roles, Ms. Howes was a Vice Chair with the Alberta Labour Relations Board, and practiced law with the Edmonton firm of Duncan & Craig. In 2007 she was appointed to the Public Service Labour Relations Board.
Ms. Howes is a past President of the Canadian Condominium Institute (National) and of the CCI North Alberta Chapter. She hasbeen a condominium owner and director and practiced law in condominium before being appointed to the ALRB. She has been an Associate of the Canadian Condominium Institute since 1991 and a Fellow of CCI since 1999. Since 2000, Deborah Howes has been a member of the Minister’s Advisory Committee on the Condominium Property Act. She is the co‐author and editor of Condominium Management 100 ‐ 300. Ms. Howes was an advisor for Alberta Human Resources and Employment on the “Let’s Talk” publication – a workplace guide to resolving disputes using an interest based model.
Deborah Howes is a member of the Law Society of Alberta; Canadian Industrial Relations Associations (North and South Alberta), Alberta Arbitration & Mediation Society; ADR Institute of Canada Inc.; Conflict Resolution Network, Council of Canadian Administrative Tribunals; Foundation of Administrative Justice and Canadian Condominium Institute.
High Clouds Incorporated 34 St. Business Centre, 3438 ‐ 78 Avenue Edmonton AB T6B 2X9 Phone: 780‐466‐8250 Fax: 780‐466‐8015 Email: [email protected] Website: www.highclouds.ca