[CCI Admin]

Thanks Ruth – I am also hoping for that also,

Anne A on July 26 2018 at 07:46 AM

[CCI Admin]

My understanding was that a Special Levy was to to be used for capital projects (ie. roof replacement etc.) based on a schedule set out by the reserve fund study, not to pay loans or operating expenses – ? I hope someone who has more in depth knowledge of this issue.will weigh in.

Ruth G on July 25 2018 at 09:24 PM

[CCI Admin]

I am drafting a letter to circulate to the owners in the hopes that we can get enough signatures to either call a Special Extraordinary meeting or stir up enough interest that people willl attend the next AGM so we can vote this Board out and squash the Special Assessment. In the last 3 years they have raised the condo fees by $150.00 and now this. If the Board and the Property Manager knew anything they would be able to use the money much more wisely. Have not seen even one improvement due the rise in fees.

Anne A on July 25 2018 at 07:49 PM

[CCI Admin]

Organize a Special Extraordinary ; and vote the board out if required.

Rod P on July 25 2018 at 06:02 PM

[CCI Admin]

Hi,

At present there are no legislative requirements about Special Assessments. There are no legislated requirements that Owners be sent a “Budget Package”, even with the annual budget. If there are any requirements they often vary from Corporation to Corporation and are in the Corporation’s Bylaws.

When the proposed Regulations are adopted by Executive Counsel and the related Condominium Property Act sections are enacted, there will be legislated requirements about Special Assessments.

Section 39 of the Condominium Property Act speaks to how each Owner’s portion of contributions is determined. It states:

39(1) In addition to its other powers under this Act, the powers of a corporation include the following:

(c) to raise amounts so determined by levying contributions on the owners
(i) in proportion to the unit factors of the owners’ respective units, or
(ii) if provided for in the bylaws, on a basis other than in proportion to the unit factors of the owners’ respective units;

If you have concerns about the Special Assessment, you should obtain a copy of the minutes at which the Assessment was approved and then if you still have questions, write to your Board members.

Victoria A on July 25 2018 at 01:53 PM

[CCI Admin]

Thank you for your reply Shaune but I know how the calculation is supposed to work but they have not shown on any documents the amount per unit factor to show how they came to the amount each unit should pay. We have unit factors for units from 58 unit factors up to and including 78 unit factors for some units. Also, they have not given us the amount per unit factor to calculate the condo fees. For two years we have gotten one sheet of paper for the budget package. My question is do they not have to show how much of the Special Assesssment will go to the pay down the loan and how much will go to the Reserve Fund. My understanding of Special Assessments is that you have to show what you are going to do with exactly – not generally.

Anne A on July 25 2018 at 01:39 PM

[CCI Admin]

Anne
Special assessments must be collected based on the unit factors. If your unit factor is 50% of another unit then you pay 50% of what they pay. In our unit we display the unit factors on all budgets so Owners can see we are collecting funds based on the correct ratio.
You can get the unit factors from your Property Manager or your Board. Or go to the land titles web site and pull the condo plan. It shows the unit factors. Costs $2.00. I can help you with this if do not already have the plan (would have come with your lawyer package when you bought your unit).
You can use this info to verify the Board calculated the Special Assessment correctly.
How they came up with the split between Reserve Fund and a loan pay down is a question for the Board.
Shaune
780.887.9513

Shaune I on July 25 2018 at 01:09 PM

[CCI Admin]

I understoon that you were only allowed to have either meetings or conference calls and everyone must be able to be heard if it is a conference call. I didn’t see anywhere where you can vote on something on line – how do you discuss the issue if it is on line???

Anne A on August 01 2018 at 06:16 PM

[CCI Admin]

When we have an online vote, we record the motion on the date it was made and seconded (just as in a regular board meeting, motions must have a seconder). The motion is then ratified at the next board meeting.

Maurice P on July 29 2018 at 08:36 AM

[CCI Admin]

As members of CCI and structural engineers, we would be pleased to assist. Call Tree of Knowledge (TOK) Engineering Ltd. at 780-434-2376

Martin B on August 01 2018 at 08:58 AM

[CCI Admin]

While you may be correct that the pillars are not structural in nature you should consider retaining a “structural” engineer who is an APEGA Professional Member (P.Eng. or PL(Eng.)) look at the areas of concern and confirm in writing whether they are or are not structural in nature.

You can confirm the individual who visits the site is a practicing member of APEGA on line at https://www.apega.ca/members/member-directory/

CCI has an engineering directory in their Insight magazine.

Jamie M on July 31 2018 at 01:22 PM

[CCI Admin]

phone Colin Chadwick at 780-722 8059 He will have a reasonable solution

Graham J on July 31 2018 at 11:04 AM

[CCI Admin]

For a second opinion call Rolly at RWH Infrastructure Consulting Inc.
780-906-4663.

Roland H on July 31 2018 at 10:59 AM

[CCI Admin]

Mud jacking will not likely do the job, mud jacking is great for side walks.

Don M on July 31 2018 at 10:24 AM

[CCI Admin]

Have you considered mudjacking under the pillars to stabilize them.

June W on July 31 2018 at 10:18 AM

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