A: A management company is contracted by the Board of Directors to provide such services as: Collection of assessments, supervision of subcontractors, obtaining bids for subcontracted services, providing financial statements and collection reports, as well as a general clearing house for problem solving, communications with homeowners and the Board of Directors and to serve in an advisor capacity. The management company reports directly to the Board and all decisions are made by a majority vote of the Board of Directors. The management company may be reached online through the Management Office page on this website or by phone from the numbers listed on the Contact Us page on this site.
A: It is a non-profit corporation registered with the Province and managed by a duly elected Board of Directors. Its purpose is to maintain all common areas and to govern the community in accordance with the provision of the legal documents: Declaration, Bylaws, and Rules. The governing legal documents for the Condominium Corporation may be viewed online within the Resource Center page of this site. The corporation is financially supported by all members of the Condominium Corporation. Membership is both automatic and mandatory.
Q: What is the Declaration and Description?
A: The Declaration and Description are the governing legal documents that set up the guidelines for the operation of the planned community as a non-profit corporation. These documents are registered with the Municipality of Toronto are included in the title to your property. Failure to abide by the Declaration and Description may result in a fine to a homeowner by the Condominium Corporation. The governing legal documents for the Condominium Corporation may be viewed online within the Resource Center page of this site.
A: The Bylaws are the guidelines for the operation of the non-profit corporation. The Bylaws define the duties of the various offices of the Board of Directors, the terms of the Directors, the membership’s voting rights, required meetings and notices of meetings, and the principal office of the Condominium Corporation, as well as other specific items that are necessary to run the Corporation as a business. The Bylaws for the Corporation may be viewed online within the Resource Center page of this site.
A: The Condominium again is a corporation and therefore a governing body that is required to oversee its business. The Board of Directors is elected by the homeowners, or as otherwise specified in the bylaws. The limitations and restrictions of the powers of the Board of Directors is outlined in the Corporation’s governing documents found within the Resource Center page of this site.
A: Most Corporations have developed Rules and Regulations as provided for in the Declaration and Description adopted by the Board of Directors. Rules are established to provide direction to the homeowners for common courtesies with regard to parking, vehicles, pets and pool use hours, etc. In addition, your Corporation will adopt Architectural Guidelines with procedures for submitting requests to make exterior changes to your home. Such changes may include patio covers, decks, landscaping, exterior color changes or extensive interior changes and additions. These rules and guidelines are set up to maintain the aesthetic value and integrity of the community on behalf of all owners, and hopefully protect the market value of your investment as well. Violations of these rules may result in action by the Board of Directors and a fine. In addition, if you proceed with an exterior improvement or change, without written approval of the Board of Directors, or Architectural Committee, as applicable, you will be required to remove or correct the alteration and/or be fined for the violation. For more information about this topic visit the Resource Center page of this site.
A: If residents cannot resolve a situation between themselves, then turn to your Condominium Corporation. Should you have a situation that does not appear to be resolved through neighborly means, and you are willing to actively participate in the enforcement provided by the Policies and Guidelines, you may or lodge a complaint directly with management or complete a Covenant Violation form online. The Violation form may be found within the Management Office page on this site. If the situation is deemed in violation of the Policies and Guidelines, the Board of Directors will institute the enforcement policy. Your continued assistance may be required.
A: It is most efficient and appropriate to contact the Board of Directors via email. They will respond to all meritorious concerns and arrange a meeting if necessary.
A: The Contact Us page of this website will inform you of the status of current committees organized and committee contact information. If you are interested in volunteering, please contact the committee chair or fill out the online volunteer form found on the Management Office page of this site.
A:The assessment is the periodic amount due from each homeowner to cover the operating expenses of the common area and provide for reserve funds for replacement of common facilities in future years. Your assessments are due on the first of the month. Statements will be sent for assessments as a reminder of the amount due.
A: The Condominium Act requires an initial budget from the developer for each community that a developer proposes to build. This budget is set upon specific guidelines for utilities, landscaping, administration, etc. Reserve funds are monies set aside for future expenses due to the life expectancy of certain items: lighting, street resurfacing, pool equipment, etc. The contribution amounts are stated in the Declaration’s Schedule E: Percentage Contribution to Common Expenses.
A:There is no concrete answer to this. Typically there are marginal annual increases. The Board of Directors may approve an increased budget, increasing your assessment up to this percentage in order to cover increased costs of operating and maintaining the common area and sufficient reserve funds.
A:The maintenance and management services incurred by the Association are dependent upon timely receipt of the assessments due from each homeowner. Late payments will result in a late charge as Maintenance Fees are due on the first of the month. In addition, the Declaration and Description allows the Condominium Corporation to charge late charges and interest and proceed with a lien on your property, or foreclosure proceeding for nonpayment of assessments.