an index to the strata property act€¦ · an index to the strata property act vancouver island...
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AN INDEX TO THE STRATA PROPERTY ACT Vancouver Island Strata Owners Association
Access to records Section
Owner developer................................................................................. 23
Strata ............................................................................................... 36
Access to units by council ............................................................................. 69
Address of strata corporation ........................................................................ 62
Acquisition of land by the strata corporation ................................................... 78
Age bylaw ................................................................................................. 123
Amalgamation of strata corporations ............................................. Part 15, Div 2
Amendment of strata plan ........................................................ Part 15, Div 1
Creating a new strata lot ................................................................... 262
Designating limited common property ................................................. 257
Limited common property .................................................................. 258
Schedule of unit entitlement ............................................................... 261
Vote requirement .............................................................................. 99
Annual Financial Statement .......................................................... Regulation 6.7
Annual General Meeting ............................................................................... 40
Arbitration....................................................................... Reg 17.16. . . 175-189
Assessment and taxation ............................................................................. 67
Attendance at council by owners ....................................... Standard Bylaws 17(3)
Bare land strata corporations ........................................................................ 68
Borrowing money ....................................................................................... 112
Budget
Contingency Reserve Fund (Also see Regulation 6.1)
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Contribution required ................................................................ 93
Definition ................................................................................. 92
Discretionary spending ....................................................................... 98
Failure to approve ............................................................................. 104
First AGM Budget ............................................................................... 20
First budget requirements ................................................................... 21
Fiscal year ....................................................................................... 102
Payments by Owners .......................................................................... 14
Requirements ...................................................... See also Reg 6.6. .103
Surpluses and deficits ........................................................................ 105
Unapproved expenditures ................................................................... 98
Builders Liens
Act applies ......................................................................................... 86
After purchase from owner developer ................................................... 88
Against strata lots in phased strata plans .............................................. 87
Removal of lien after purchase from owner developer ............................. 89
Removal of liens and other charges ...................................................... 90
Bylaws and rules
Age .................................................................................................. 123
Amending ......................................................................................... 126
Amendment and approval procedures ................................................... 128
Council responsibility to enforce ............................................................ 26
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Enforcement ...................................................................................... 129
Nature of .......................................................................................... 119
Pets ................................................................................................. 123
Relating to sale of strata lot ................................................................ 122
Remedying contraventions of bylaws .................................................... 133
Rental bylaw ............................................................................... Reg 81.
Schedule of standard bylaws ............................................................... 117
Standard bylaws described .................................................................. 120
Unenforceable bylaws ......................................................................... 123
Voluntary dispute resolution ................................................................ 124
Cancellation and winding up of strata corporation ..................................... Part 16
Certificate of lien ........................................................................................ 116
Certificate of payment ................................................................................ 115
Changes to strata lots .................................................................................. 70
Collecting money own: notice required ......................................................... 112
Common assets, disposal of .......................................................................... 79
Common expenses ...................................................................................... 91
Common property
Access to by strata corporation ........................................................... 77
Altering of by owner ....................................................... Standard bylaw 8
Changes in ........................................................................................ 71
Common property and common assets ................................................. 66
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Common property defined ..................................................................... 1
Designating as limited
by owner developer ................................................................... 73
by 3/4 vote of owners .............................................................. 74
Disposal of ......................................................................................... 80
Mortgage, must not ........................................................................... 81
Repair and maintenance .................................................................... 72
Repair and maintenance ............................................... Standard Bylaw 8
Short term exclusive use designation .................................................. 76
Complaint, right to answer and notice of decision ........................................... 135
Complaint against council member ................................................................ 136
Conflict of interest by council member ............................................................ 32
Contingency reserve fund
Accounting, investment, and interest .................................................... 95
Borrowing from ............................................................................ Reg 6.3
Contributions to
Non-returnable ......................................................................... 101
Required 93 See also regulation 6.1 ........................................ 93
Minimum ....................................................................... Reg 6.1(a)
Expenditures .................................................................................... 96
Contracts
Cancellation of management contracts .................................................. 39
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Capacity to enter ................................................................................ 38
Contribution to expenses, changing basis ...................................................... 100
Costs added to amount owing ....................................................................... 118
Council
Accountability .................................................................................... 33
Attendance by owners ............................................. Standard Bylaw 17(3)
Bylaw enforcement ............................................................................ 26
Complaint against council member ...................................................... 136
Complaint, right to answer and notice of decision .................................. 135
Conflict of interest .............................................................................. 32
Contract validity ................................................................................ 30
Control and restriction by corporation .................................................... 27
Delegation of powers .................................................... Standard Bylaw 20
Discretionary spending ....................................................................... 98
Duty to enforce bylaws and rules .......................................................... 33
Election ............................................................................................ 25
Eligibility to serve .............................................................................. 28
Hearing by council ............................................................. Reg 4.0, 134.1
In-camera meetings ................................................. Standard Bylaw 17(4)
Membership ....................................................................................... 29
Minutes (Distribution) ................................................... Standard Bylaw 19
Officers ........................................................................ Standard bylaw 13
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Quorum ....................................................................... Standard bylaw 16
Records ............................................................................................. 35
Recreational facilities, denial of use ...................................................... 134
Removal of members ................................................. Standard Bylaw 11
Remuneration ..................................................................................... 34
Replacement of members .............................................. Standard bylaw 12
Responsibility to enforce bylaws ........................................................... 26
Right to answer complaint .................................................................. 133
Responsibility to enforce bylaws ........................................................... 26
Standard of care ................................................................................ 31
Terms ........................................................................ Standard Bylaw 10
Vacancies .................................................................. Standard Bylaw 12
Court appointed voters ................................................................................. 58
Definitions and interpretations ...................................................................Part 1
Depreciation report .................................................. Also see Regulation 6.2 .. 94
Discretionary spending by council .................................................................. 98
Disposal of common property ....................................................................... 80
Disposal of land held by the strata corporation ............................................... 79
Dispute resolution
Arbitration ................................................................................ 175-177
Bylaw ............................................................................................... 124
Mediation .......................................................................................... 181
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Disputed debts .......................................................................................... 114
Easements ................................................................................................. 69
Emergency expenditures .......................................................................... 98(3)
Enforcement of bylaws and rules ............................................................ 129
Bylaw contraventions ........................................................................ 133
Entitlement
Adjusting .................................................................................... 246(7)
Calculation of .............................................................................. 246(3)
Changing .......................................................................................... 261
On liquidation ................................................................................... 278
Eviction of tenant
By landlord ...................................................................................... 137
By strata corporation ......................................................................... 138
Fees
Failure to return records by management company ......................... Reg 4.3
Information certificate .................................................................. Reg 4.4
Maximum ................................................................................... Reg 4.2
Strata, calculation of .......................................................................... 99
Financial Reporting ................................................................................ Reg 6.7
Fines ........................................................................................................ 130
Landlord’s and owners ........................................................................ 131
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Maximum .......................................................................................... 132
Fiscal year change....................................................................................... 102
Forced sale of lot to collect money owing ....................................................... 117
Form B (Information Certificate) ........................................................ Reg Sec 59
General Meetings
Agenda and resolutions ....................................................................... 46
Annual general meetings ................................................................ 40
First Annual ...................................................................... 16(1)(2)
Business ................................................................................... 20
Chair ........................................................................................ 19
Electronic attendance ................................................................. 49
Failure to meet .......................................................................... 47
Notice requirements .................................................................. 45
Quorum ................................................................................... 48
Reconsidering resolution passed by 3/4 vote ................................. 51
Waiver of quorum ...................................................................... 41
Special General Meetings
Called by corporation ................................................................. 42
Called by owners (voters) ........................................................... 43
Notice requirements ................................................................... 45
Waiver ..................................................................................... 44
Unanimous vote ................................................................................. 52
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Voters .............................................................................................. 54
Votes per strata lot ............................................................................. 53
Voting .............................................................................................. 50
Giving notice and providing information
Address of strata corporation ............................................................... 62
Information certificate ......................................................................... 59
Given by strata corporation .................................................................. 61
Landlords to tenants........................................................................... 146
Of legal service on corporation ............................................................ 64
Of general meetings ........................................................................... 45
To mortgagee ..................................................................................... 60
Habitable area ........................................................................................ 70(4)
Information Certificate (Form B) .................................................................... 59
Information to owners .................................................................................. 36
Interest ............................................................................................... Reg 6.8
Insurance, general
Application of insurance money ........................................................... 157
Contribution with other policy .............................................................. 162
Court orders ...................................................................................... 160
Decision not to repair or replace .......................................................... 159
Deductible ........................................................................................ 157
Fixtures ............................................................................................ 149
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Insurable interest .............................................................................. 153
Named insured .................................................................................. 155
Owners ............................................................................................ 161
Payment of proceeds ......................................................................... 156
Reviewing and reporting .................................................................... 154
Insurance coverage, optional
Errors and omissions ......................................................................... 151
Other .............................................................................................. 152
Insurance coverage, required
Liability............................................................................................. 150
Property ........................................................................................... 149
Interim budget .......................................................................................... 13
Payments by Owners .......................................................................... 14
Surpluses and deficiencies .................................................................. 4-7
Landlord
Assigning powers to tenants ................................................................ 146
Eviction of tenants by ......................................................................... 137
Information to tenants ........................................................................ 147
Responsibility for tenants .................................................................... 131
Leasehold strata lots ........................................................................... Part 12
Leases, long term ..................................................................................... 148
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Legal proceedings
General .................................................................................... 168, 169
Informing Owners ................................................................ 167(1)
Preventing or remedying unfair acts ........................................... 164
Other remedies......................................................................... 165
Sharing costs ...................................................................... 167(2)
Owners liability for judgments ............................................................. 166
Suits against the strata corporation
By non-owners .................................................................... 163(1)
By owners ........................................................................... 163(2)
Suits by the strata corporation
Against an owner ...................................................................... 170
Representing owners ................................................................. 171
Legal service
On corporation ................................................................................... 64
To Mortgagee ..................................................................................... 60
Liens
Builders
Act applies ................................................................................ 86
After purchase from owner developer ........................................... 88
Against strata lots in phased strata plans ..................................... 87
Removal after purchase from owner developer .............................. 89
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Removal of liens and other charges .............................................. 90
For unpaid fees ................................................................................. 116
Forced sale of lot to collect money owing .............................................. 117
Limited common property
Access to by strata corporation ........................................................... 77
Designation
By owner developer ................................................................... 73
By owners ................................................................................. 74
Parking ............................................................................................ 258
Removal of designation ....................................................................... 75
Repair and maintenance ...................................................................... 72
Management contracts
Cancellation ...................................................................................... 39
Expiration ......................................................................................... 39
First contract ...................................................................................... 24
Return of records when cancelled ................................................... Reg 4.3
Notices
Before arbitration or court to collect money owner ................................ 112
Before registering lien ........................................................................ 112
Email ............................................................................................. 61(3)
General meetings ............................................................................ 61(3)
To mortgagee .................................................................................... 113
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To Owner ........................................................................................... 61
Operating fund
Definition ..................................................................................... 92(a)
Expenditures from ............................................................................... 97
Operating surplus .............................................................................. 105
Unapproved expenditures from ............................................................ 98
Owner developer
Budget and financial statements required ....................................... Reg 3.3
Budget, Interim ................................................................. Reg 3.1(1), 13
Payments by owners ........................................................................... 14
Surpluses and deficiencies .............................................................. 14(7)
Common property, ownership of ........................................................... 66
Contingency Reserve Fund contribution .....................................Reg 3.4, 12
Control and powers ............................................................................... 5
Disclosure by owner developer ............................................................ 139
Disclosure requirements .................................................................... 140
Expenses ............................................................................................. 7
Expenses ............................................................................................. 7
Insurance .......................................................................................... 15
Keys and other means of access, transfer of ....................................... 22(b)
List of contractors and subcontractors ............................................ Reg 3.2
Management contract .......................................................................... 24
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Money owed by .................................................................................. 18
Rental disclosure................................................................................ 139
Resolutions before first lot conveyance .................................................... 9
Resolutions before first lot conveyance ................................................. 10
Restrictions on contracting . ................................................................. 10
Standard of care ................................................................................... 6
Transfer of money to Council ............................................................ 22(a)
Parking
Common property .............................................................................. 76
Owner developer designated .............................................................. 258
Personal property ........................................................................................ 82
Pet bylaw ................................................................................................... 123
Phased development ................................................................................ 217
Bylaws ............................................................................ Reg 13.2 & 13.3
Developer security for common facilities ............................................... 223
Privacy ......................................................................... Standard Bylaws s17(4)
Property
Access by strata corporation ................................................................. 77
Change in use of common property ....................................................... 71
Disposal of common property ............................................................... 80
Proxies ...................................................................................................... 56
Appointment of ............................................................................... 56(1)
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Eligibility to hold ............................................................................. 56(3)
Form ............................................................................................. 56(2)
Quorum
Council meeting ......................................................................... Bylaw 16
General meeting ............................................................................... 48
Reconsideration of resolution ......................................................................... 51
Records
Access to owner developer’s financial records ........................................ 23
Access to strata corporation records ..................................................... 36
Establishment of ................................................................................... 2
Required ............................................................................................ 35
Retention of .......................................................................... Reg 4.1..35
Responsibilities of ................................................................................. 3
Return of by management company ............................................... Reg 4.3
Strata corporation .............................................................................. 35
Recreational facilities, denial of use ............................................................... 32
Rentals
Age restriction ................................................................................... 123
Disclosure by owner developer ............................................................ 139
Disclosure requirements .................................................. Reg 17.14 ...140
Eviction of tenant
By landlord ...................................................................................... 137
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By strata corporation .......................................................................... 138
Exemption from rental restriction bylaw ................................................ 144
Information to council ........................................................................ 146
Information to tenants ....................................................................... 146
Limits to rental restriction bylaws ....................................... . Reg 8.1 .142
Rental agreements ............................................................................. 145
Rental restriction bylaws ..................................................................... 141
When rental restriction bylaws apply .................................................... 143
Rules ....................................................................................................... 125
Sale of strata lot ......................................................................................... 122
Schedule of standard bylaws ........................................................................ 117
Sections ...................................................................... Reg 11.1-11.3; 190-198
Shared votes ............................................................................................... 57
Special levy
Passage and use of ........................................................................... 108
Payment when lot is sold ............................................................. 106-109
Standard bylaws ........................................................................................ 117
Strata Corporation
Establishment of ................................................................................... 2
Responsibilities ..................................................................................... 3
Strata council
Election ............................................................................................. 25
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Eligibility for ....................................................................................... 28
In camera meetings .................................................. Standard Bylaw17(4)
Owner attendance ......................................................... Standard Bylaw17
Powers .......................................................................................... 26-27
Remuneration ..................................................................................... 34
Size ........................................................................... Standard Bylaw 29
Strata fees
Calculation of ..................................................................................... 99
Informing owners ............................................................................... 106
Payment of ....................................................................................... 107
Strata lot
Boundaries ........................................................................................ 68
Combining ........................................................................................ 70
Consolidating ................................................................................... 259
Strata management contracts
Cancellation ...................................................................................... 39
Expiration ......................................................................................... 39
First contract ..................................................................................... 24
Strata manager
Return of records ............................................................................... 37
Tenants, assignment of powers to ....................................................... 147
Tenants, information to ..................................................................... 146
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Strata plan amendment
Combining units ................................................................................. 70
Designating limited common property .................................................. 257
Phased ...................................................................................... 217-238
Tenants
Assignment of powers to .................................................................... 147
Eviction of by landlord ........................................................................ 137
Eviction of by strata .......................................................................... 138
Tie votes .................................................................................................. 132
Council .................................................................. Standard Bylaw 18(2)
General meeting ............................................................................. 53(4)
Types ................................................................... Regulations 11.1, 11.2, 17.13
Unapproved expenditures ............................................................................. 98
Unit entitlement
Amending ......................................................................................... 261
Schedule of ....................................................................................... 264
User fees ........................................................................................... 106, 110
Work Orders
Against strata property ........................................................................ 83
Against strata lot ................................................................................ 84
Failure to comply ................................................................................ 85
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Voters
Court appointed .................................................................................. 58
Eligibility ........................................................................................... 54
Shared vote ...................................................................................... 57
Special voters ..................................................................................... 55
Voting at annual or special general meetings
Denial of ......................................................................................... 53.2
Proxies ............................................................................................. 56
Restrictions on ................................................................................ 56(4)
Reconsideration of resolution ................................................................ 51
Shared votes ..................................................................................... 57
Special voters: incapacitated and under 16 ........................................... 55
Tie votes ........................................................................................ 53(4)
Unanimous votes ................................................................................ 52
Votes per strata lot ............................................................................ 53
Voting rights, Schedule of;
Approved by the superintendent ......................................................... 248
Not approved by the superintendent ..................................................... 247
Windows Standard Bylaw 8
______________________________
INDEX TO THE STANDARD BYLAWS (p 117 Convenience Copy)
Altering a strata lot ........................................................................................ 5
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Altering common property ............................................................................... 6
Council
Liability of members ............................................................................ 22
Meetings
Calling ..................................................................................... 14
Conducting ............................................................................... 17
Quorum .................................................................................... 16
Members terms .................................................................................. 10
Minutes ............................................................................................ 19
Officers .............................................................................................. 13
Owner or tenant inform strata corporation ............................................... 4
Powers & duties, delegation of .............................................................. 20
Quorum ............................................................................................. 16
Removing members ............................................................................ 11
Repair and maintenance of common property ........................................... 8
Replacing members ............................................................................. 12
Spending restrictions ........................................................................... 21
Voting ............................................................................................... 18
Display lots ................................................................................................. 30
Fines
Continuing contravention ..................................................................... 24
Maximum fines ................................................................... Regulation 7.1
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Responsibility to enforce bylaws ........................................................... 26
General meetings
Chair ................................................................................................. 25
Order of business ............................................................................... 28
Participation ...................................................................................... 26
Voting ............................................................................................... 27
Owner or tenant inform strata corporation ........................................................ 4
Payment of strata fees .................................................................................... 1
Permit entry to strata lot ................................................................................ 7
Repair and maintenance of property by strata corporation .................................. 8
Use of property .............................................................................................. 3
____________________________________________
INDEX TO STRATA PROPERTY ACT REGULATIONS
Appointing an administrator ........................................................................ 10.1
Cancellation of strata plan and winding up of corporation ................................ 16.1
Contingency reserve fund
Borrowing from .................................................................................. 6.3
Contributions to ................................................................................. 6.1
Definitions
Entitlement ....................................................................................... 6.4
General ........................................................................................... 17.1
Hearings ........................................................................................... 7.2
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Records ............................................................................................ 4.2
Fees, fines, interest: maximum
Certificate of payment ....................................................................... 6.10
Failure to return records ..................................................................... 4.4
Fines ................................................................................................ 7.1
Information certificate ........................................................................ 4.4
Maximum fee for records .................................................................... 4.2
Maximum fine .................................................................................... 7.1
Mortgagee’s request for notification ...................................................... 4.5
Records ............................................................................................ 4.2
Rental disclosure statement ................................................................ 8.3
User fees .......................................................................................... 6.9
Finances
Builders lien holdback ......................................................................... 5.2
Budget requirements .......................................................................... 6.6
Contingency Reserve Fund
Borrowing from ........................................................................ 6.3
Contributions ........................................................................... 6.1
Depreciation report (Guidelines) .......................................................... 6.2
Entitlement ....................................................................................... 6.4
Financial statement requirements ........................................................ 6.7
Insurance
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Court order under s160 ...................................................................... 9.3
Defined for s149 ................................................................................ 9.1
Minimum liability ................................................................................ 9.2
Investment of strata funds
Contingency Reserve Fund ................................................................. 6.11
Permitted investments ....................................................................... 6.11
Special levy funds ............................................................................. 6.12
Land titles ....................................................................................... 14.1-14.14
Leasehold strata plans ................................................................................ 12.1
Limited Common property ............................................................................ 6.1
Return of records by management company ............................................. Reg 4.3
Name of strata corporation .......................................................................... 17.2
Owner developer
Amounts payable to strata corporation ................................................. 3.1
Budget and financial statement requirements ........................................ 3.3
Contingency reserve fund contribution .................................................. 3.4
List of contractors and subcontractors ................................................. 3.2]
Phased strata plans
AGM for later phases ......................................................................... 13.5
Amending bylaws .............................................................................. 13.3
Amending strata plan by owner developer ............................................ 13.5
Bylaws ............................................................................................. 13.2
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Fees for ........................................................................................... 14.1
Owner developers obligation .............................................................. 13.4
Amending bylaws .............................................................................. 13.3
Records
Failure to return, payment for ............................................................. 4.3
Maximum fees for .............................................................................. 4.2
Mortgagee’s request for notification ...................................................... 4.5
Preparation and retention ................................................................... 4.1
Rentals
Family definitions ............................................................................... 7.1
Disclosure statement .......................................................................... 7.1
Sections
Residential types .............................................................................. 11.1
Sharing expenses between sections .................................................... 11.2
Sharing expenses among lots in sections ............................................. 11.2
Types ........................................................................................................ 6.4