Dear Tony: I have appreciated your column in The Province for a long time — it’s very informative and straightforward. I am the president of our building, and last year we successfully used Zoom for our Annual General Meeting, with roughly 100 people attending by computer, tablet and phone. We used the “Raise Hand” for […]
B.C. condo owner wins $2,000 damages for noises by neighbour’s toddler
Around June last year, condo owner Helen Tran left a note on the door of neighbours living above her. In the note, Tran asked them to keep the noise down. The woman was specifically concerned about the noises being made by the toddler there. Read the article………………………………..
Surrey woman told by strata to remove her dog deemed ‘too tall’ by the bylaw (BC)
A Surrey resident is being asked to get rid of her furry companion, a nine-month-old Golden Retriever mix named Scout. Rabiya Merani told CTV News Vancouver she was surprised to learn that her dog’s size was violating a strata bylaw. “I got a letter that said that she was too tall and that she would […]
Condo Smarts: Sound planning ensures smooth virtual meetings (BC)
Dear Tony: Last year, our strata successfully used Zoom for our AGM, with roughly 100 people attending by computer, tablet and phone. We used the “raise hand” system for voting, and the meeting went quite smoothly (after a lot of preparation). Last year’s AGM was relatively simple in regards to issues and new board members […]
Condo bylaws should protect against privacy breaches (AB)
Question: I am the president of our condominium. It is the policy of our board that all board members sign a confidentiality agreement. We have a board member who refuses to sign the confidentiality agreement, and we believe that they like to share confidential board information with other owners. Can we exclude this board member […]
B.C. strata insurance market could take years to correct: BCFSA
It may take years before British Columbia’s “unhealthy” strata insurance market normalizes, according to the BC Financial Services Authority (BCFSA). In its final report to government, the BCFSA cautioned that there is no simple fix for a market that has seen premiums and deductibles jump by double- and triple-digit percentage increases in a relatively short […]
A Look Back at 2020
Our Top Five Blog Stories from 2020 Read the article……………………………………..
Neighbourhood watch: Homeowner associations ensure appearances aren’t slipping in the suburbs (AB)
In 1986, the Whitemud Creek Homeowner’s Association was a rarity in Edmonton. Tucked between Rabbit Hill Road and the Whitemud Creek Ravine, the neighbourhood was initially planned as a gated community — to this day a guardhouse still stands at its entrance. According to the research Donna LaFleche could dig up, when the city kiboshed the […]
Strata council member slammed for filing legal action against homeowner without other members’ consent (BC)
A White Rock man has received a judicial roasting for falsely claiming to speak on behalf of a strata council before a quasi-judicial tribunal. Henry Peter Rose was a member of his strata council when he launched a claim at the Civil Resolution Tribunal for $2791.52 against Roderick Louis, alleging unpaid strata fees. Read the […]
‘Someone is going to get hurt’: security concerns at Winnipeg 55-plus condo (MB)
Residents of St. Andrew’s Place, a 55-plus condo building in Winnipeg, are speaking out about some unwanted guests in their building. Dave Comeau, whose mother lives in the building, said he’s noticed a lot of people squatting in the last couple of months. Read the article………………………………….
Condo complex evacuated after fire in southeast Calgary (AB)
Residents in two southeast Calgary condo buildings were forced from their homes early Sunday morning. Read the article……………………………………
No easy solutions to complex problem of high condo insurance premiums: B.C. report
A Crown corporation that regulates British Columbia’s private-sector insurance companies says an average 40 per cent increase in condo insurance premiums resulted from various factors including risks that insurers face from earthquakes, w Read the article……………………………………
City fixes Cameron Heights fence after deaths of several deer and years of complaints (AB)
“The city also installed orange snow fencing to the top of the fence as a temporary measure to reduce the danger to wildlife by helping them better see the limits of the fence until the permanent retrofits could be completed,” she said. The news comes as a relief to homeowner’s association president Melanie Wilson who […]
Woodpecker problem: B.C. strata owner fails to prove $65,000 claim for bird damage on property
Woodpeckers of the northern flicker variety drilled holes on the exterior of a B.C. strata building where Watson owns a unit. By the way, the northern flicker is a protected bird species in Canada. According to Watson, the strata council did not address the issues he raised regarding damage and the supposed losses he incurred. […]
Condo Smarts: Recent ruling affects fee increases (BC)
Dear Tony: Our strata corporation normally has its annual meeting 60 days after our fiscal year-end at the end of February — this gives us time to review our financials in advance of the next year and provide an accurate report to the owners with our notice. Read the Q&A…………………………………..
Changes to Occupiers’ Liability Act will have ‘significant impact’ on condo law, says lawyer (ON)
Recent amendments to the Occupiers’ Liability Act changing how slip-and-fall claims can be brought against condo corporations are good news for condo corporations and insurers, says Rodrigue Escayola, Gowling WLG civil litigator and condo lawyer. Read the article………………………………………..
Merry Christmas! Condo owners hit with extra $1,000 bill for hydro that management blames on COVID (ON)
In a letter, the company that manages the property said the sudden request is to cover what it said is higher electricity costs because many residents are working from home during COVID-19 Read the article…………………………………
Mississauga residents fight to have pipeline valve removed from entrance to neighbourhood (ON)
The Gordon Woods Homeowners’ Association, whose 350 members work to preserve the character of their neighbourhood, has sent a letter to Natural Resources Minister Seamus O’Regan asking him to review approval by the Canada Energy Regulator that allowed the company to build the valve compound at its current location. Read the article……………………………..
Couple ordered to remove rainbow doormat and flag after neighbours complain (BC)
A couple living in a North Vancouver condo say their strata is letting harassment and discrimination go unchecked after they were told this year to remove a rainbow doormat and rainbow flag, or face fines. Read the article……………………………
Condo Smarts: Understanding ‘best pricing’ insurance terms (BC)
Q: Our 78-unit townhouse complex in the Interior renewed its policy in November with no claims for the last five years, and our deductible went to $100,000, and our policy has gone from $55,000 a year to $129,000. In October, our broker told us that this was beyond their control with the hard market and the […]
Illegal reno threatens West Van townhouse structure: lawsuit (BC)
The District of West Vancouver and a pair of residents are headed for court over alleged illegal renovation work that may be threatening the structural integrity of a townhouse complex at West Royal Towers. Read the article…………………………………..
Condo watchdogs lack teeth, says Ontario’s Auditor General
Ontario’s auditor general is raising concern about the inspection regime covering retirement homes, fare refunds for GO train users and consumer protection for condo owners. Auditor General Bonnie Lysyk’s annual report, released Monday, includes value-for-money audits of 13 government programs and agencies, inlcuding Metrolinx, the Retirement Homes Regulatory Authority, and the agencies overseeing the condominium […]
Underinsurance leads to whopping bill after fire at condo building (BC)
After a fire 16 months ago, Derek Wubs still has no home and no answers. What he does have is a $37,000 bill he’s struggling to pay for his burned-out Chilliwack condo, and a warning for others. “I was under the belief that paying my strata fees would result in the appropriate building insurance being […]
Couple keeps Christmas display after condo company fight (ON)
Residents at a condo complex in Lagoon City will be able to keep their Christmas decorations up after all. Diane Beaumont and Ken Marshall had been locked into a dispute with the condo management company over their display of inflatable characters. On Saturday, Marshall said they’d come to an agreement to move them 100 m […]
Condo owners surprised to discover new insurer, new property manager in place (AB)
Question: I live in a condominium complex for people over the age of 55. The board neglected to notify owners of a change in the insurance company and deductible. The new insurance certificate was not provided to owners. Further, the board changed management companies with no notification to owners. We found out about the change […]
Condo Smarts: Council should take steps to reduce potential for fraud (BC)
Dear Tony: I am the acting treasurer for our strata corporation in the Fraser Valley and took over a year ago. In the process of setting up a series of maintenance contracts that we use to approve monthly expenses, I discovered a payable over the previous five years — from 2013 to 2018 — for […]
Emily Yu, owner of B.C. townhome-turned-hostel, officially moves out (BC)
She had been listing the three-bedroom unit as a hostel that could sleep 15 people through several online platforms, prompting numerous complaints from neighbours. Short-term rentals were allegedly in violation of strata bylaws. She was found in contempt of court in 2018, and later ordered to pay about $95,000 to the province and more than […]
Insurers in B.C. ditch pricing method linked to skyrocketing condo premiums
Insurance companies in British Columbia have agreed to end a pricing practice that has been identified as one of the key factors in skyrocketing property insurance premiums for condominiums. Earlier this year, the B.C. Financial Services Authority said premiums have gone up by 40 per cent on average for a number of reasons. Read the […]
Augustina Condo Association Challenges (SK)
The season of giving is right around the corner. On November 24th, the Humboldt District Hospital Foundation (HDHF) received $300 from the Augustina Condo Association. Evelyn Sarauer and Joan Hergott dropped off the donation after collecting their recycling refund. Read the article……………………………….
Illegal reno threatens West Van townhouse structure: lawsuit (BC)
The District of West Vancouver and a pair of residents are headed for court over alleged illegal renovation work that may be threatening the structural integrity of a townhouse complex at West Royal Towers. In a court petition filed in October, Philip and Raven Garrow accuse the district of unlawfully putting a stop-work order on […]
For insurance purposes, if it’s not managed as a strata, it’s still a strata: Tribunal (BC)
The owner of a strata lot in a duplex that was not managed as a strata — for example, there was no strata board of directors, annual board meetings, etc. – must nevertheless pay for her half of the strata corporation’s insurance, the B.C. Civil Resolution Tribunal has found. Read the article………………………………..
Condo Smarts: Counting ballots, reporting must be done at general meeting (BC)
Everyone wants convenient meetings with few complications. Electronic meetings are an easy solution to ensure everyone’s voting rights are enabled, and the business of the strata corporation can be safely conducted. Read the Q&A…………………………..
Condo Smarts: ‘Sections’ are key part of strata (BC)
Dear Tony: We own a commercial strata lot on Kingsway in Vancouver. It’s a typical development where the residential units are upstairs, and the ground floor units are commercial retail. Our building is over 10 years old and to date has been very well run. The residential owners pay their expenses, and the commercial owners […]
Condo owners face soaring insurance costs in parts of Canada
Home buyers typically consider things like prices and mortgage rates when making purchasing decisions, but often overlook the cost of insurance premiums — which are soaring in parts of the country’s struggling condo markets. A new report from LowestRates.ca looked at Ontario, B.C, and Alberta. It found insurance premiums for condos were up 3 per […]
Condo Smarts: Consider legal assistance to create commercial strata sections (BC)
Dear Tony: We own a commercial strata lot on Kingsway in Vancouver. It’s a typical development where the residential units are upstairs, and the ground floor units are commercial retail. Read the Q&A…………………………………
Can condo board members attend AGMs virtually in this age of COVID-19? (AB)
Question: Our condo board wants to hold its annual general meeting next month. Because of COVID-19, can we have a blended AGM, whereby some people attend in person while others attend virtually by video conference or telephone? Is this legal? Read the Q&A………………………………….
Condo Smarts: Airbnb rentals and tenants not the same in condo law (BC)
Dear Tony: Are strata corporations that are townhouses and bare-land strata permitted to adopt bylaws that limit rentals or Airbnbs? Our townhouse complex in Vernon received a circular from a neighbouring property that advised rental bylaws were not enforceable in a townhouse complex, but we cannot find any legislative changes or notices that verify this […]
Condo Smarts: Request a copy of strata insurance summary before buying a unit (BC)
Dear Tony: I purchased a 12-year-old strata unit in Vancouver on October 15. My offer was submitted on September 15, and on my agent’s advice, I requested the normal documents of the strata corporation such as minutes and an information form that included the deprecation report and the parking and storage allocations. All the documents […]
Condo Smarts: Always request insurance information before buying (BC)
Dear Tony: I purchased a 12-year-old strata unit in Vancouver on Oct. 15. My offer was submitted Sept. 15 and on the advice of my agent, I requested the normal documents of the strata corporation, such as minutes and an information form that included the depreciation report and parking and storage allocations. All the documents […]
Sedgwick exec’s Top 4 reasons why condo claim severity is through the roof
As Canadians carry on their love affair with condos, the number of units being built — and the rapid pace of their construction — have indirectly contributed to the severity of condo insurers’ claims costs, says a senior P&C insurance claims executive. Read the article………………………………..
Tribunal orders B.C. strata owner to stop using hot tub on patio after neighbour complains of noise (BC)
A tribunal has ordered a B.C. homeowner to stop using the hot tub on her patio for a while. That is until Debra Balmer ensures that the bath is running quietly. Balmer faced a complaint from her neighbour Thomas Westerby, who claimed that the noise from the hot tub disturbs him. Read the article………………………………..
Tribunal finds strata management company responsible for bike theft (BC)
A B.C. man has managed to hold his strata’s property management company accountable after his bicycle was stolen from a storage locker in his building. A Civil Resolution Tribunal decision Oct. 20, ordered the property management company to pay $730 to cover the cost of a new bicycle after it found the company had not […]
Condo renos must have documents proving they’re legal when selling the suite (ON)
Q: I’m selling my renovated condo suite and I’m being asked by a buyer for permits and records of the work done. What should I do? Read the Q&A…………………………..
Noce: Can condo board ditch water loss coverage to save on insurance? (AB)
Question 1: I am on the board of our high-rise condominium building. The corporation’s insurance policy has come up for renewal. The quote on our new insurance policy is extremely expensive for our building. Our building has had a lot of water loss claims. To save costs, the board has decided to forego water loss […]
Sherwood Park condo owners given 45 days to pay more than $50,000 for repairs (AB)
Owners in a Sherwood Park condo complex have been told they have until Nov. 16 to come up with more than $1 million for repairs. Some residents of the 24-unit Forrest Grove complex at 49 Colwill Blvd. say that no matter how badly the repairs are needed, it’s too much money to come up with […]
Condo Smarts: Restricted proxy meeting deemed invalid (BC)
Dear Tony: Our strata manager has issued notice of our Annual General Meeting and advised their company will only do our AGM by restricted proxy. No one will be able to attend the meeting in person or electronically or be eligible to vote at the meeting. Many of us owners are not satisfied with this […]
‘It’s so disrespectful’: Language dispute at Quebec condo building over COVID-19 sign (QC)
The granddaughter of an elderly couple living in an Ahuntsic condo building is furious, after the condo association posted COIVD-19 health directives in French only inside the building. Melina Migiakis says she was so angry, she wrote a note on the sign asking that it be translated in to English. As Global’s Dan Spector reports, […]
B.C. condo owner fined $27,000 for renting out apartment without strata approval
A tribunal has ordered a B.C. condo owner to pay fines totalling $27,000. Monica Copeland was found to have rented out her apartment without first securing the approval of the strata council in violation of the strata’s bylaws. Read the article…………………………………
Fort McMurray condo owners move back in, 4 years after properties burned in wildfire (AB)
Condo owners at Fort McMurray’s Hillview Park complex are finally moving back home, four years after they were burned out in the Horse River wildfire. The homeowners say they’re happy to be home, but the threat of bankruptcy still looms and there are some issues with the homes. Read the article……………………………….