Shell Busey's HouseSmart Referral Network

14/11/2021

Shell Busey Speaks With Ken Phillips Cabinet Recovery

Shell Busey talks with Ken Phillips Cabinet Recovery. Ken can refinish your tired looking kitchen cabinets.

Ken removes the doors and drawers from your kitchen, takes them back to his shop and repeatedly sands and coats them. He then comes to your home and does the same process to the boxes and islands.

Give Ken a call at 778.881.5052

EMAIL - [email protected]

WEB SITE - kenphillipscabinetrefinishing.com

24/04/2021

Condo Smarts: Consider Legal Assistance To Create Commercial Strata Sections

Written By: Tony Gioventu is executive director of the Condominium Home Owners Association.

When there are strata corporations with different uses such as commercial and residential a strata corporation is permitted to create sections for those different types of uses or buildings.
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 operate separately and pay their expenses.

We rarely have a common interest, but recently, the strata owners of the residential units included us in the notice of Annual General Meeting to approve a number of new bylaws around rentals and pets and to make us pay for common expenses for items we have no access to.

We are also concerned that our units may now be subject to several bylaws that could limit our business operations. All of this has thrown our strata into quite a lot of conflict.

We have been told that we cannot operate separately, and we are part of the strata for all the shared expenses. This will have a significant change in our operating costs and fees. Please explain how this works and what options we might have.

— DD Cheng

Dear DD:

When there are strata corporations with different uses such as commercial and residential or different types of buildings such as a highrise and separate townhouses, a strata corporation is permitted to create sections for those different types of uses or buildings called sections.

CLICK HERE TO CONTINUE READING:

Written By: Tony Gioventu is executive director of the Condominium Home Owners Association.

10/04/2021

Condo Smarts: Airbnb Rentals And Tenants Not The Same In Condo Law

Written By: Tony Gioventu, Executive Director CHOA

Strata corporations are permitted to prohibit short-term rental accommodations, unless they are subject to a zoning covenant that is frequently found in resort areas.
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 issue.

Over the years, we have had a number of tenants in our complex to a maximum of 10 per cent (five) of our units. They have all been wonderful residents. However, we don’t want to increase the number of tenants as we already struggle with sufficient council members as a self-managed strata. Any updates would be appreciated.

— Melissa A.

Dear Melissa:

Rental bylaws may apply to any residential strata lots in any strata corporation; however, there are several exemptions that are a bit complicated to administer.

CLICK HERE TO CONTINUE READING TONY'S ANSWER:

Written By: Tony Gioventu, Executive Director CHOA

31/03/2021

How To Find Shell Busey’s Home Cleaning Formula & CV9 Window Cleaner

How to use The CV9 Exterior Window Cleaner:

Add 2 Oz CV9 to 1 gal. water. Wet outside windows & frames with hose. Scrub glass with sponge-mop dipped in solution. Rinse very thoroughly, including frames. Thats it!! Your’re finished!!

Add 5 oz to auto washer with water eliminates road film! Cleans, de-fogs eyeglasses, mirrors. For inside windows, spray on diluted mixture, squeegee off. Wipe up excess with cloth. NEVER use undiluted. If outside windows “spot”, squeegee dry. Wear eye Protection when working with spray application.

How to use Shell Busey’s Home Cleaning Formula:

REMOVES Algae, Mildew, Dirt, Grease, & Stains from All Types of Awnings, Decks, Wood, Garages, Driveways, Concrete, Asphalt. Mix 4 level lids into a 3 gallon bucket of hot water.

INTERIOR USES Paint Preparation, Walls, Floors, Countertops, Kitchens and Bathrooms, Ceramic Tile. Mix one level lid into a 3 gallon bucket of hot water.

CLEANS & BRIGHTENS Stucco, Vinyl, Aluminum, Siding, Exterior Shutters, Soffit, Facia, Gutters, Down Pipes. Mix 2 level lids into a 3 gallon bucket of hot water.

Contact the Shell to find out where you can purchase at 604-290-8525

13/03/2021

Condo Smarts: Request A Copy Of Strata Insurance Summary Before Buying A Unit

Written By: Tony Gioventu, Executive Director CHOA

In the summer sitting of the legislature, Bill 14 included several new obligations for strata corporations under the Strata Property Act, with two amendments that specifically apply to insurance disclosure and notice.

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 were in good order and provided excellent information. What I did not receive, or realize was a critical document, was the insurance information.

The building has a good claims history with only one claim for an overflowed bathtub six years ago, but I was shocked to discover in the Annual General Meeting notice the report on insurance that was renewed September 1 has dramatically increased in cost and the deductibles for the building have gone from $25,000 to $100,000. Had I known the implications of the insurance, I may have considered other options or properties.

Is there a simple mechanism for buyers and owners to access insurance documents or at least be aware of the current state of renewals and costs? It also occurred to me that if I caused a claim in the building, I could be on the hook for a $100,000 deductible. I managed to obtain homeowner insurance to cover that amount, but it was also a significant additional cost.

— Jenny M.

Dear Jenny:

In the summer sitting of the legislature, Bill 14 included several new obligations for strata corporations under the Strata Property Act, with two amendments that specifically apply to insurance disclosure and notice.

CLICK HERE TO CONTINUE READING:

Written By: Tony Gioventu, Executive Director CHOA

06/03/2021

Condo Smarts: Restricted Proxy Meeting Deemed Invalid

Written By: Tony Gioventu, Executive Director CHOA

An AGM that didn’t allow owners to take part found to be null.
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 option as we feel it violates our rights to attend a meeting, vote on matters and raise questions that relate to our strata corporation expenses and actions during the year.

What happens if many owners simply refuse to participate and then challenge the results of the meeting? Can the property manager impose these conditions? Our strata council has basically remained silent and let the property manager run the show. Hope you can shed some light on this situation.

— Marc D., New Westminster

Dear Marc:

As I have written in many previous columns and CHOA has also provided information through webinars and available publications, there is no such meeting as a restricted proxy meeting.

CLICK TO CONTINUE READING:

Written By: Tony Gioventu, Executive Director CHOA

27/02/2021

Condo Smarts: Who Maintains and Repairs ‘Limited’ Common Property?

Written By: Tony Gioventu, Executive Director CHOA

‘We are looking for clarification on who is financially responsible for issues that occur in the crawlspaces — the homeowner or strata corporation?’
Dear Tony:

We live in an 80-unit strata complex in the B.C. interior. Most of the homes are rancher-style, 25 years old, have crawlspaces, and the spaces are designated as “limited common property” on the developer’s blueprints.

There is nothing related to crawlspaces in our Strata Bylaws. We are looking for clarification on who is financially responsible for issues that occur in the crawlspaces — the homeowner or strata corporation?

Here are two examples of these issues: During the high-water season in the summer, water enters the crawlspace through the concrete slab and has to be removed to prevent other water-related problems. Also, the original plumbing in the crawlspace area fails, and repairs and cleanup are required.

— Gene, Okanagan Valley

Dear Gene:

This is one of the most misunderstood provisions of our legislation. With a few exceptions, every strata corporation across the province has some form of common property or limited common property.

Common property must be maintained and repaired by the strata corporation, and a strata corporation is not permitted to make an owner responsible for common property in a bylaw. Limited common property is common property that is designated for the exclusive use of one or more strata lots, and a strata corporation may adopt a bylaw that makes an owner responsible for broader maintenance of limited common property.

CLICK HERE TO CONTINUE READING:

Written By: Tony Gioventu, Executive Director CHOA

20/02/2021

Condo Smarts: There Are Two Ways Pets May Be Exempt Or Accommodated

Written By: Tony Gioventu, Executive Director CHOA

The Guide Dog and Service Dog Act of B.C. is the first option and the second is accommodation under the B.C. Human Rights Code.

Dear Tony:

I moved into my dream condo back in the fall of 2019 before the COVID-19 crisis began. Since the limitations on gathering and requirements for isolation started, I have struggled to emotionally survive.

I finally decided to see my doctor, who recommended I find a companion pet that would be beneficial for emotional support as I have now been diagnosed with chronic depression. My challenge is my strata council. The building has a bylaw that prohibits all pets, and when I asked for an exemption, they told me the only type of pet they would consider is a Certified Assistance Pet under the legislation.

I requested a hearing with council, and they were quite rude to me and suggested I consider moving to a building that allowed pets. Considering the ongoing conditions of the pandemic, is there some way to encourage this community to be reasonable about people’s mental health issues?

— Candice M., West Vancouver



Dear Candice:

There are two separate options where pets may be exempt or accommodated under the Strata Corporations Bylaws.

The Guide Dog and Service Dog Act of B.C. is the first. Pets that are certified assistance pets under the Guide Dog and Service Dog Act of B.C. are not subject to the consideration of a strata council. They are exempt from strata bylaws. The strata corporation does not have the authority to prohibit, restrict or screen the service animals.

CLICK HERE TO CONTINUE READING:

Written By: Tony Gioventu, Executive Director CHOA

31/01/2021

Condo Smarts: Strata insurance covers only original finishing — not improvements

Written By: Tony Gioventu, Executive Director CHOA
'Could you please explain exactly how strata corporation insurance works for sectioned strata corporations?'
Dear Tony:
I run a small retail business out of a commercial strata lot in downtown Kelowna. Our building is mixed-use and divided into two sections between the residential and commercial units.
We had a water claim in our building over the summer that affected several residential units and two commercial units, including mine. The insurance claim covered the residential units and their interior finishings but did not cover our improvements — of which we had invested a significant amount of money. We were of the understanding that the finishing within strata lots, whether they were commercial or residential, were covered under the strata policy, so we had not purchased any additional insurance and are now left with over $75,000 in restoration costs.
Could you please explain exactly how strata corporation insurance works for sectioned strata corporations?
— Martin W.
Dear Martin:
There is often confusion about the terms of the Strata Property Act, which create misunderstandings around operations and liabilities for mixed-use properties. Whether your strata lots are residential or non-residential (commercial), either in mixed-use or as entire commercial entities, the Strata Property Act and Schedule Standard Bylaws and Strata Property Regulations apply. The term “tenant” that is used within the context of the Act applies both to residential tenants and leasehold or commercial tenants in the same fashion, with the exception that a strata corporation cannot restrict the rental of commercial strata lots.

CLICK HERE TO CONTINUE READING TONY'S ANSWER:

Written By: Tony Gioventu, Executive Director CHOA