[CCI Admin]

We have used Smart Fix very successfully, for different applications, repairing holes or sections, crack filling as well. They will be having a crew here tomorrow morning repairing a section of 14′ X 36′ that has broken up. Later they will be coming back to seal up a few cracks.

Don M on May 24 2018 at 10:11 PM

[CCI Admin]

Don’t know where you are, but we are in Fort Saskatchewan and the city crew will be doing our roads for us, at a reasonable cost.

Bob S on May 24 2018 at 08:26 PM

[CCI Admin]

We used Go Asphalt to regrade a section of our driveway to improve the slope toward the catch basin. We had a good experience with them.

Ruth M on May 24 2018 at 04:32 PM

[CCI Admin]

Smart fix, we used them and was great. Found out about them at. CCI tradeshow.

Eleanor M on May 24 2018 at 04:15 PM

[CCI Admin]

Good roads are essential to peace of mind and appearance of a well cared for condominium community. We have used the regional roads contractor (Volker Stevin) quite successfully – that contractor has the equipment and experience to “to it right” at good value.

Robert M on May 24 2018 at 03:34 PM

[CCI Admin]

There is a specific way process must occur, and this is frequently done incorrectly.

The Act allows a corporation (owners) to remove a board member(s) by ordinary resolution (s.28.1(2)). They don’t need to provide reasons for doing this. An ordinary resolution is a specific proposal that owners vote one with a “yes” or “no”, and passes by majority vote (if at a meeting with quorum), or in writing (a majority of all owners/unit factors.)

If done in writing, a majority of owners/unit factors must specifically approve a motion to replace board members with specific persons (ie., to replace A, B and C with D, E and F.). Once signed the resolution passes.

Another way this can happen is for owners to properly call a meeting (a special or extraordinary meeting). First, sufficient owners must request the meeting. The Act (s.30.1(2)) allow owners to request a special general meeting – at least 15% of the unit factors must request this. However, as the Board is then required to provide notice of the meeting AND proposed wording for the resolution (s.30.1(5)), the original request or “petition” from the owners must contain the language for the resolution. ie., A resolution to remove Board members A, B, & C and replace them with D, E, and F.

Too often Owners mistakenly state they wish to remove the Board, have a meeting called and then an election will occur, this is incorrect as there is no election. This has to happen by resolution. Therefore, in the original request or petition the board members proposed to be removed must be identified, the proposed replacement board members identified, at least 15% unit factors in approval for the matter, the Board then calls the special meeting, the motion is put to the meeting (assuming quorum is present), the motion is discussed, and the proposed resolution is put to a vote (yes or no). If the resolution fails, the board stays, if is passes the new board members are in place for the remainder of the replaced board members term.

Typically, this kind of motion cannot happen at an AGM or a special meeting without notice of the motion be given to owners or placed on the agenda. This is because this type of motion is “special business” or business that the owners require notice of.

Todd Shipley

TODD S on May 28 2018 at 08:04 AM

[CCI Admin]

I’m not a lawyer and may have this wrong, but…

…the key item in your quote is “ordinary resolution”. I believe it is defined in the Condo Act, as well as a special resolution. If not, it’s defined in the Business Corporations Act. An ordinary resolution can be passed two ways as I recall:

1. A simple majority of unit factors voted at a general meeting of the owners (one with quorum – 25% of unit factors present or by proxy?), or
2. A 50%+1 majority of unit factors and 50%+1 majority of owners using a signed ballot or similar written vote.

The second method means an owners’ meeting does not need to be called.

This approach – a vote of the owners – doesn’t require cause, but would probably require an explanation of why the vote is being called (unless a majority of owners are well versed in Board politics). Your Bylaws may offer another means of removal for cause; this is one method that can force someone out without cause. Hopefully a resignation is offered once it is clear the Board will bring this issue to the attention of all owners…including financial institutions holding mortgages.

Arylnn P on May 27 2018 at 08:38 PM

[CCI Admin]

As I understand it, the Owners elect the Board members, and only the Owners can remove a Board member.There would have to be sufficient cause, such as those mentioned in the By-Laws and the Act..

Gilda V on May 27 2018 at 05:07 PM

[CCI Admin]

The board is the board and the corporation is the collection of owners that the board represents, so they get to decide. The reason for this is that it was an election by the corporation/owners that put the current members on the board. If a board tried to remove a sitting member that would be seen as overstepping the democratic will of the corporation.

That said, board membership has certain requirements that, if not met, make an individual ineligible for office. This includes mainly bankruptcy, but also a few other issues like having been declared incompetent. Bylaws may also have a limit on the number of consecutive absences without notice from board meetings. In such cases it is probably best to explain the requirement to the person and suggest they resign. Then there would then be no need to share personal information about the individual with the owners.

If the issue is a dysfunctional board resulting from personality conflicts, it might be less contentious to try to use whatever dispute resolution there might be in the act or the bylaws. If none, then find one.

Regardless, should the board opt for the general resolution approach, care must be taken with how the facts of the case are presented, both because of privacy, and also to avoid the perception of a personal vendetta against the person. Even then, you should be aware that bad feelings may result on the part of the owners (I have seen this in the context of a non-condo organization), and possible legal challenges of the result. It might be helpful to get legal advice on this.

Alastair D on May 27 2018 at 01:24 PM

[CCI Admin]

You could issue a policy statement requiring the approval of the Board to hang wind chimes. The smaller the chimes, the less noise they make.

Gilda V on May 28 2018 at 01:22 PM

[CCI Admin]

Yes, our bylaws have a general noise prohibition including both the units and on the common property, and wind chimes are mentioned in the bylaw on ‘exclusive use areas’ (for balconies and patios), which states that occupants must comply with rules that the Board may make on these areas. The policy on balconies and patios states that wind chimes are not permitted.

Donna G on May 28 2018 at 10:26 AM

[CCI Admin]

We send out an emergency contact sheet with the info package for new owners or when we are advised of renters. It carries a notice that “This information is being collected for the purpose of allowing the XYZ Board or its agents to contact owners and/or residents regarding Corporation business and/or in emergency situations.”

It includes:
* Suite number
* All legal owners shown on title with service addresses (if non-resident), phone(s), email
* All occupants (owners and/or tenants, full-or part-time), phone(s), email
* Pets (type, name, description, comments)
* Vehicle (owner, make, model, color, plate)
* Emergency contact who is resident elsewhere (name, phone(s), address or email)

We update this annually, and add or delete with sales or tenant moves.

A consolidated “residents sheet” is given only to current board members, who are frequently reminded that the information is confidential and cannot be shared or used for any other purpose. This allows any one of them to take the lead in an emergency rather than having to locate administration and lose valuable time.

This was critical information that we had on hand when we experienced a fire in 2013 and were able to share it with the fire department and insurance company as the building was burning. We were also able to locate people who were unaccounted for after the fire through this collection of information. I cannot imagine how difficult it would have been without it.

No one has complained other than to whine a little bit about having to re-submit it annually, saying their info hasn’t changed when in fact they have lost a pet, or a spouse, someone has moved in, or they have given up their land line. So we persist with the collection.

Having worked in FOIP and PIPA some years ago, it is my understanding that information must only be collected for a stated and relevant purpose, and used only for that purpose, and a statement to that effect included on the collection document. I believe that we have met those obligations.

Ours is a 15-unit building, volunteer board and administration.

Penny S on May 28 2018 at 03:28 PM

[CCI Admin]

New neighbours will give out a lot of information when they need to be registered on the intercom system. We have a Mircom system that calls through to the residents’ phones.

We do a quick orientation with the new resident at the intercom location, and fill in the other data we want, just from II conversation: emergency contacts, car licenses, parking stalls, number at work and name of employer, names of other people living in the unit, etc.

A board volunteer maintains the database, and sends a copy of each update to the Condominium Manager. We’ve done this a long time. Our records stay accurate, and I can’t remember if anyone has ever objected to this sneaky ploy.

Gus V on May 28 2018 at 01:55 PM

[CCI Admin]

Catherine, I appreciated your reply to Lisa’s question. Which FOIP form do you use? I understood that FOIP governs public bodies (hospitals, school, govt etc and PIPA governs private bodies, such as condo boards/corporations.

Tony B on May 28 2018 at 01:34 PM

[CCI Admin]

We have a “move In / move out” form that we insist owners have filled out whenever tenants move. This includes basic contact info, as well as vehicle info. Also some “check mark fields” such as “Does tenant have current copy of bylaws”. We do have in our bylaws that the board needs to be notified tho, so that really helps us out in making sure we receive this info in a timely manner. We also collect emails and all our owners prefer to get group emails vs mailouts to keep up to date on what is happening in the condo. So again, we have no issues on getting the email info as it is preferred method of contact. We keep our contact lists only available to current board members, and it is password protected.

Hope K on May 28 2018 at 01:32 PM

[Author]

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