BCS 3386_January 26.12
ASSERTIVE PROPERTY MANAGEMENT & REAL ESTATE SERVICES INC.
33 LIVING – BCS 3386 STRATA CORPORATION MINUTES OF THE STRATA COUNCIL MEETING THURSDAY, JANUARY 26, 2012 Held at 6:00 P.M. in the Guest Suite, 33 West Pender, Vancouver PRESENT
Graham Cartwright Janice Lee Randin Brons
President Vice-President Buildings
Joan Bird
Property Manager, Assertive Property Management
REGRETS:
Guillaume Bernard Guy Davis
Member at Large Treasurer
Call to Order The meeting was called to order at 6:00 P.M. It was moved, seconded and carried to approve the financial statement for November 2011. Arrears Report The property manager informed Strata Council that upon direction from council, Assertive has sent statements to owners in arrears and lien notification letters to those who are three months or more in arrears of their strata fee payments. Special Levy Arrears The property manager informed Strata Council there are 5 owners in arrears of the monthly payments for the special levy. The special levy was passed at the Annual General Meeting held on September 29, 2011 and was for the recovery of the Joint Use Operating Deficit. Owners are required to pay the special levy over a period of 9 months commencing November 1st, 2011. Statements have been sent to those owners who are in arrears. Council has instructed Assertive Property Management to assess a late payment fine of $50.00 for each month the owners are in arrears of the special levy payment. Owners who do not pay the outstanding amount owing will receive a lien notification letter. BUSINESS ARISING 1. Two Year Warranty Review Report The property manager advised the report has been sent to qualified contractors who will review the report and provide a quote for the required building maintenance. 1 3847B Hastings Street, Burnaby B.C. V5C 2H7 • Tel: 604.253.5566 • Fax: 604.253.5536 • E-mail: [email protected]
ASSERTIVE PROPERTY MANAGEMENT & REAL ESTATE SERVICES INC. 2. Building Report Graham Cartwright provided council with an update on the following items: a) Council have agreed there will be no fee for activating fobs and updates on the enterphone for first-time owners. Any subsequent changes or activation of lost fobs will be charged to the owner at a rate of $40.00. There will be no fee applied for deactivation of lost fobs. b) Council reviewed a quote from Precision Door and Gate for the quarterly maintenance of the garage gates. This service will ensure garage gate and motor operator is adjusted and maintained on a regular basis, which helps to maximize the life of the overall gate system. The cost is $125.00 plus tax per visit. Following the discussion, it was moved, seconded and carried to approve the contract. c) Council has received a sample annual maintenance schedule from the property manager and will be working on the schedule with the assistance of the property manager. d) Council is investigating the cost to remove the garbage compactor and replacing with a garbage disposal bin. The purpose of the proposed change is to reduce potential costs to maintain the garbage compactor and repairs. There is no maintenance cost for disposal bins. e) The Emergency Generator is being inspected and tested as per the annual maintenance contract. Graham has agreed to conduct the monthly run test on the generator as required. Frontier Generator will be training Graham on how to conduct the monthly run test. 3. Move-in and Move-out Procedures Council is meeting with the Janitorial Company to discuss concerns with how the move-in and move-out procedures are being handled. There have been recent issues with how the cleaning staff has handled moves and scheduling. Council has requested the janitorial company provide a competent person who can deal with potential conflicts with persons moving in or out of the building. Council also requested notification from the janitorial company when a move is booked with Assertive Property Management. An email with the date, time, name of person moving and suite number will be forwarded to council for their records. 4. Update on Construction at 31 West Pender Council has been corresponding with Vancouver Native Housing Society (VNHS) about the impact of construction at 31 West Pender on residents at 33 West Pender. Of specific concern: how the construction crews have conducted themselves during the construction period. This includes insufficient notice before accessing the common property at 33 West Pender and debris left behind by the construction crew. Council received a letter from David Eddy, CEO of VNHS, who will formally meet the contractor of the project to discuss the Council’s concerns. He will then arrange a meeting with Council to directly discuss the issues and work towards re-establishing the relationship of mutual respect and trust established when the project began. 5. Website Discussion Council is developing a website for 33 Living. The goal is to set-up a more effective way to communicate with owners and tenants, and to post minutes and bulletins on the website. CORRESPONDENCE 1. The property manager was instructed to write to an owner in response to complaints received regarding excessive noise emanating from another unit. The owner has responded to Council requesting a hearing to dispute the alleged complaint and notification of bylaw fines. 2. The property manager was instructed to write to another owner with respect to a complaint received regarding excessive noise.
2 3847B Hastings Street, Burnaby B.C. V5C 2H7 • Tel: 604.253.5566 • Fax: 604.253.5536 • E-mail: [email protected]
ASSERTIVE PROPERTY MANAGEMENT & REAL ESTATE SERVICES INC. Owners are encouraged to write to the strata council on any building-related matters. Letters should be sent to the property manager at Assertive Property Management & Real Estate Services Inc. so that they can be included on the agenda for the next council meeting. Please note that while the names and addresses of those writing is not disclosed in the minutes, the correspondence may not be confidential except as set out in the Strata Property Act and the Personal Information and Privacy Act. REMINDERS Suite Alterations If you are considering any alterations to your unit such as new flooring, electrical or plumbing changes, you are required to send your request in writing to strata council for permission to undertake such renovations. There are liability issues involved and guidelines to follow. Please contact the property manager with any questions you may have regarding this matter. Owners are reminded that you are not allowed to make any changes or alterations to the common or limited common property at any time. Please refer to BCS 3386 Strata Bylaws for details. Pet Reminder Residents are reminded that dogs are not permitted to urinate or defecate on any common or limited common property. Dog owners are also asked to keep their dogs from urinating or marking the walls on the exterior building, particularly near the entryway. Marking encourages other dogs to mark. Please be responsible and clean up if your dog has an accident. Please do not dispose of your dog’s waste in the lobby garbage bin. For safety reasons, all dogs must be leashed while on common or limited common property. Owners who rent their units to tenants with dogs must ensure their tenants submit a pet registration form and adhere to the building bylaws on pets. Move-in/ Move-out Reminder Whether an owner or tenant move: you must provide Assertive Property Management with at least 72 hours written notice of your move. No exceptions. How to contact Assertive:
E-mail: [email protected] Phone: 604-568-3977 Fax: 604-253-5536
IMPORTANT: If you do not book your move with proper notice you will still be assessed the charge for the move in addition to a fine for non-compliance. Since there is one elevator and 63 units (some occupied by small children and senior pets), proper notice enables a sign to be posted advising residents of moves occurring in the building. Noise complaints Residents should contact the Vancouver Police non-emergency number at 604-717-3321 to report excessive noise disturbances between the hours of 11 P.M. and 7 A.M. You can also write strata council c/o Assertive Property Management to report nuisance noises. Alternatively, you can e-mail your letter of complaint to Joan Bird, property manager, at [email protected]. All complaints must be in writing and include information such as the date, time and type of noise disturbances.
3 3847B Hastings Street, Burnaby B.C. V5C 2H7 • Tel: 604.253.5566 • Fax: 604.253.5536 • E-mail: [email protected]
ASSERTIVE PROPERTY MANAGEMENT & REAL ESTATE SERVICES INC. MEETING ADJOURNED There being no further business, the meeting was adjourned at 8:30 P.M. The next council meeting will be scheduled in early April 2012 (date to be determined). Respectfully submitted, Joan Bird Property Manager Direct Line: (604) 253-5222, E-mail: [email protected] Please keep a copy of these minutes for future reference. They will be required at the time of sale and a charge, as per the Strata Property Act, will be assessed for replacement copies.
4 3847B Hastings Street, Burnaby B.C. V5C 2H7 • Tel: 604.253.5566 • Fax: 604.253.5536 • E-mail: [email protected]
33 LIVING – BCS 3386 STRATA CORPORATION MINUTES OF THE STRATA COUNCIL MEETING THURSDAY, JANUARY 26, 2012 Held at 6:00 P.M. in the Guest Suite, 33 West Pender, Vancouver PRESENT
Graham Cartwright Janice Lee Randin Brons
President Vice-President Buildings
Joan Bird
Property Manager, Assertive Property Management
REGRETS:
Guillaume Bernard Guy Davis
Member at Large Treasurer
Call to Order The meeting was called to order at 6:00 P.M. It was moved, seconded and carried to approve the financial statement for November 2011. Arrears Report The property manager informed Strata Council that upon direction from council, Assertive has sent statements to owners in arrears and lien notification letters to those who are three months or more in arrears of their strata fee payments. Special Levy Arrears The property manager informed Strata Council there are 5 owners in arrears of the monthly payments for the special levy. The special levy was passed at the Annual General Meeting held on September 29, 2011 and was for the recovery of the Joint Use Operating Deficit. Owners are required to pay the special levy over a period of 9 months commencing November 1st, 2011. Statements have been sent to those owners who are in arrears. Council has instructed Assertive Property Management to assess a late payment fine of $50.00 for each month the owners are in arrears of the special levy payment. Owners who do not pay the outstanding amount owing will receive a lien notification letter. BUSINESS ARISING 1. Two Year Warranty Review Report The property manager advised the report has been sent to qualified contractors who will review the report and provide a quote for the required building maintenance. 1 3847B Hastings Street, Burnaby B.C. V5C 2H7 • Tel: 604.253.5566 • Fax: 604.253.5536 • E-mail: [email protected]
ASSERTIVE PROPERTY MANAGEMENT & REAL ESTATE SERVICES INC. 2. Building Report Graham Cartwright provided council with an update on the following items: a) Council have agreed there will be no fee for activating fobs and updates on the enterphone for first-time owners. Any subsequent changes or activation of lost fobs will be charged to the owner at a rate of $40.00. There will be no fee applied for deactivation of lost fobs. b) Council reviewed a quote from Precision Door and Gate for the quarterly maintenance of the garage gates. This service will ensure garage gate and motor operator is adjusted and maintained on a regular basis, which helps to maximize the life of the overall gate system. The cost is $125.00 plus tax per visit. Following the discussion, it was moved, seconded and carried to approve the contract. c) Council has received a sample annual maintenance schedule from the property manager and will be working on the schedule with the assistance of the property manager. d) Council is investigating the cost to remove the garbage compactor and replacing with a garbage disposal bin. The purpose of the proposed change is to reduce potential costs to maintain the garbage compactor and repairs. There is no maintenance cost for disposal bins. e) The Emergency Generator is being inspected and tested as per the annual maintenance contract. Graham has agreed to conduct the monthly run test on the generator as required. Frontier Generator will be training Graham on how to conduct the monthly run test. 3. Move-in and Move-out Procedures Council is meeting with the Janitorial Company to discuss concerns with how the move-in and move-out procedures are being handled. There have been recent issues with how the cleaning staff has handled moves and scheduling. Council has requested the janitorial company provide a competent person who can deal with potential conflicts with persons moving in or out of the building. Council also requested notification from the janitorial company when a move is booked with Assertive Property Management. An email with the date, time, name of person moving and suite number will be forwarded to council for their records. 4. Update on Construction at 31 West Pender Council has been corresponding with Vancouver Native Housing Society (VNHS) about the impact of construction at 31 West Pender on residents at 33 West Pender. Of specific concern: how the construction crews have conducted themselves during the construction period. This includes insufficient notice before accessing the common property at 33 West Pender and debris left behind by the construction crew. Council received a letter from David Eddy, CEO of VNHS, who will formally meet the contractor of the project to discuss the Council’s concerns. He will then arrange a meeting with Council to directly discuss the issues and work towards re-establishing the relationship of mutual respect and trust established when the project began. 5. Website Discussion Council is developing a website for 33 Living. The goal is to set-up a more effective way to communicate with owners and tenants, and to post minutes and bulletins on the website. CORRESPONDENCE 1. The property manager was instructed to write to an owner in response to complaints received regarding excessive noise emanating from another unit. The owner has responded to Council requesting a hearing to dispute the alleged complaint and notification of bylaw fines. 2. The property manager was instructed to write to another owner with respect to a complaint received regarding excessive noise.
2 3847B Hastings Street, Burnaby B.C. V5C 2H7 • Tel: 604.253.5566 • Fax: 604.253.5536 • E-mail: [email protected]
ASSERTIVE PROPERTY MANAGEMENT & REAL ESTATE SERVICES INC. Owners are encouraged to write to the strata council on any building-related matters. Letters should be sent to the property manager at Assertive Property Management & Real Estate Services Inc. so that they can be included on the agenda for the next council meeting. Please note that while the names and addresses of those writing is not disclosed in the minutes, the correspondence may not be confidential except as set out in the Strata Property Act and the Personal Information and Privacy Act. REMINDERS Suite Alterations If you are considering any alterations to your unit such as new flooring, electrical or plumbing changes, you are required to send your request in writing to strata council for permission to undertake such renovations. There are liability issues involved and guidelines to follow. Please contact the property manager with any questions you may have regarding this matter. Owners are reminded that you are not allowed to make any changes or alterations to the common or limited common property at any time. Please refer to BCS 3386 Strata Bylaws for details. Pet Reminder Residents are reminded that dogs are not permitted to urinate or defecate on any common or limited common property. Dog owners are also asked to keep their dogs from urinating or marking the walls on the exterior building, particularly near the entryway. Marking encourages other dogs to mark. Please be responsible and clean up if your dog has an accident. Please do not dispose of your dog’s waste in the lobby garbage bin. For safety reasons, all dogs must be leashed while on common or limited common property. Owners who rent their units to tenants with dogs must ensure their tenants submit a pet registration form and adhere to the building bylaws on pets. Move-in/ Move-out Reminder Whether an owner or tenant move: you must provide Assertive Property Management with at least 72 hours written notice of your move. No exceptions. How to contact Assertive:
E-mail: [email protected] Phone: 604-568-3977 Fax: 604-253-5536
IMPORTANT: If you do not book your move with proper notice you will still be assessed the charge for the move in addition to a fine for non-compliance. Since there is one elevator and 63 units (some occupied by small children and senior pets), proper notice enables a sign to be posted advising residents of moves occurring in the building. Noise complaints Residents should contact the Vancouver Police non-emergency number at 604-717-3321 to report excessive noise disturbances between the hours of 11 P.M. and 7 A.M. You can also write strata council c/o Assertive Property Management to report nuisance noises. Alternatively, you can e-mail your letter of complaint to Joan Bird, property manager, at [email protected]. All complaints must be in writing and include information such as the date, time and type of noise disturbances.
3 3847B Hastings Street, Burnaby B.C. V5C 2H7 • Tel: 604.253.5566 • Fax: 604.253.5536 • E-mail: [email protected]
ASSERTIVE PROPERTY MANAGEMENT & REAL ESTATE SERVICES INC. MEETING ADJOURNED There being no further business, the meeting was adjourned at 8:30 P.M. The next council meeting will be scheduled in early April 2012 (date to be determined). Respectfully submitted, Joan Bird Property Manager Direct Line: (604) 253-5222, E-mail: [email protected] Please keep a copy of these minutes for future reference. They will be required at the time of sale and a charge, as per the Strata Property Act, will be assessed for replacement copies.
4 3847B Hastings Street, Burnaby B.C. V5C 2H7 • Tel: 604.253.5566 • Fax: 604.253.5536 • E-mail: [email protected]
