In a small 18-unit apartment building in Coquitlam, the same person has served as strata council president for 15 years. While residents appreciate her dedication, she effectively controls all decisions, blocking the installation of air conditioning units by citing an old bylaw that prohibits window-mounted AC units.
Residents Struggle with Heat
Several seniors are complaining about the heat and lack of cooling options. The owners organized the purchase of floor-model AC units, but the president refuses to allow venting through windows due to the bylaw. Residents would prefer wall-mounted units, but no agreement has been reached on installation methods or bylaw amendments.
According to Tony Gioventu, a strata expert, smaller self-managed strata corporations often rely on volunteer council members who take their roles seriously. However, some individuals may abuse their power. Gioventu notes that 20% of owners can sign a petition demanding a special general meeting to propose bylaw amendments, remove council members, or direct council actions.
Options for Change
Gioventu advises that the wording of resolutions must be precise, as the corporation cannot alter petition items. He recommends gathering the community for discussion to resolve the impasse. Predicted extreme climate conditions and technological changes are outpacing bylaw and legislative updates, which move slowly.
Strata corporations must accommodate occupants with health or accessibility conditions. Affected seniors can have their doctor write a letter to the strata council explaining the adverse health effects of heat. This provides support to accommodate residents outside bylaw restrictions. More information is available in the Cooler Condo Guide at coolercondos.ca.
New Education Program
After a year of research and consultation, CHOA, in cooperation with B.C. Housing and the province, is launching a barrier-free education program for strata councils, owners, tenants, occupants, managers, buyers, and sellers. The program covers all aspects of the Strata Property Act, Regulations, Bylaws, Rules, and operations in B.C.
The courses will feature 50 short education tutorials, from basics to complicated issues, assisting every strata from duplexes to large developments. Each session includes helpful links and information guides specific to the topic, available on YouTube with closed captioning and translation tools. The first 10 of 50 units go live at bccondoclassroom.ca on July 15.
