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Refer to our Frequently Asked Question page to see if your solution is here. If you cannot locate an answer to your question, e-mail us. It's free, confidential and sound advice offered by property management professionals with over 25 years experience. We won't even ask your name or your Condominium Corporations information! (Click a question to reveal an answer.)
Q. My neighbour and I have the same square footage, but our layouts are different. Our common element fees are not the same, why is that when we have the exact same living space?
A: The calculation of common element fees is based on a proportionate percentage which is specified in each corporation's declaration. This percentage is not necessarily based on square footage, especially for older buildings. It could, for example, be based on the number of bedrooms in each suite. It will also vary if parking and locker are deed to your suite, if your neighbour owns 2 parking space and a locker and you do not, your fees will not be the same.
Q. I live in a
high-rise building and I've been asked to remove a small carpet I have in the hallway at the entrance to my apartment. I've been asked to remove this, do I have to?
A: Most fire regulations require unobstructed access in all common areas in case of emergency. Leaving items outside of your suite in the common area is a violation of fire regulations.
Q. My board did not get approval by the owners for a special assessment, do I have to pay it?
A: Homeowners do not approve special assessments, that ability rests solely with the board. A special assessment levied by your board of directors must be paid within the timeframes they set. Failure to pay could and probably will lead to further collection actions.
Q. Why did my corporations security refuse to open my suite door for me when I lost my keys?
A: A corporation should set policy regarding the opening of suite doors for residents. There are many reasons who corporations do not open doors for residents. Security contracts will include precise job descriptions of the officers, and just like any other service, the more detailed the description, the higher the cost. That is just one of the factors. There is also the issue of right of entry, just because someone produces identification to show the address, does not mean they have the right to be there. Domestic disputes are an example of this.
Q. My Board of Directors just issued our second year budget with a whopping 164% increase, can they do that?
A: It would be surprising if your second year budget did not include a substantial increase. While some are of the opinion that first year fees are kept unreasonably low for marketability, that is not the only factor for a large second year increase. There is also the
rationale that most equipment will still be under warranty during the first year for service and some may also include service during the first year. It is only in the second year that the corporation will incur repair and maintenance costs on some of the major equipment.
Q. Our AGM’s are chaired by our lawyer, is that legal?
A: It is perfectly legal and it is my opinion that more corporations should have
independent Chairs for their owners meetings. Your by-law #1 should include a description for the role of President for your corporation and that will probably include Chairing of owners meetings. It should also include the authorization to delegate this responsibility. Owners meetings can be emotionally charged events and an effective meeting requires firm guidance. It is not fair to expect a homeowner to be in a position to try to
quell tempers and still be treated with respect in their everyday interactions.
Q. What does fully funded mean in our Reserve Fund study?
A: Fully funded means that a Corporation's reserve fund balance is adequate to meet it's anticipated expenses for that year.
Q. Why won’t my management company delivery notices directly to our mailboxes to help us save money?
A: Tampering with the mail
delivery system is a Federal offence. There are some buildings that do slip notices into owners mailboxes, this is not a legal method of delivery. Dropping notices at doors is also a security risk. If owners are away, the notices could alert others to their absence.
Q. What happens at a turnover meeting?
A: A turnover typically has a short agenda. There will typically be 2 items on the agenda: Election of directors, and appointment of auditors. The declarant is also required to turn over certain documents to the corporation. This is typically done in a more informal setting with the new board at the meeting.