Subject:
LMS154 Proposed Package for Owners -- Policies, Practices, Procedures & Rules
From:
"Andy Gower" 
Date:
Wed, 26 Nov 2003 16:15:12 -0800
To:
gower2003@telus.net




> From: Darren Schulz 
> To: "Andy Gower (E-mail)" 
> CC: "Harold (E-mail)" 
> Subject: FW: Proposed Package for Owners -- Policies, Practices, Procedures & Rules
> Date: Wed, 26 Nov 2003 15:57:55 -0800
>
> Hi Again - sorry about the plethora of email but I am just trying to get my
> directives done from last night.   If you could please pass this document
> onto Michele for her consideration, this document is put in the welcome
> package for all new owners
>
> Best regards,
> Darren
>
>
>
> VR-564  York Gardens
>
> Policies, Practices, Procedures & Rules
>
> November 24, 2003
>
>
> A.     Basic Information about Strata Plan VR-564 York Gardens
>
>
> York Gardens is a Strata Corporation with 35 Strata Title units and common
> property.  The affairs of Strata Corporation are directed by a 7-member
> Strata Council, which is elected at the Annual General Meeting.  From among
> its elected members the Council elects a President, Vice-President,
> Treasurer and Secretary, and may also elect or designate other official
> positions as required.
>
> The business affairs of the Strata Corporation are managed by a Property
> Management firm, which assigns a Property Manager to be responsible for the
> building.  At the present time, we are managed by
>
>                   Ascent Real Estate Management Corporation
>
>     2176 Willingdon Avenue
>
>               Burnaby, BC  V5C 2Z9
>
>               Darren Schulz, Strata Agent - 604-431-1800
>
> 1.    Locks and Security: Each Strata Title Lot is entitled to receive
> three building keys at no charge.  Additional keys or replacements for lost
> keys will be charged at $20 per key.  Each key is individually numbered.  If
> the building is rekeyed, owners will receive one new key for every old key
> which is turned in, up to three, but will be charged $20 for each key beyond
> that number, regardless of how many were turned in.
> 2.    Remote Controls for the Overhead Garage Door:  Each Strata Title Lot
> is entitled to receive one remote control.  Additional remote controls or
> replacement for lost remote controls will be charged at $45 per remote
> control unit.  If a remote is lost, stolen or permanently disabled, the
> owner must immediately inform the Strata President or a designate, so the
> missing remote's code may be deactivated.
> 3.    Enterphone and Security:  The Enterphone at the front door is
> connected to the telephone in each unit.  We do not post suite numbers but
> assign a buzzer code to each owner.  New owners should contact David
> Dunsmuir, in 101, to have their name added to the owners' list on the
> Enterphone board.
>
> When someone buzzes the Enterphone, your telephone will ring.  Pick up the
> receiver to speak to the person at the front door.  When you have determined
> the individual's identity, push the 6 key on the telephone number pad, to
> unlock the front door.  If you are on the telephone while someone buzzes,
> you will hear a distinctive beep.  Press 3 on the number pad to put your
> caller on hold and speak to the person at the door; to admit the individual,
> press 6, and the door will open and you will then be returned automatically
> to your telephone caller to continue your call.
>
> Do not admit anyone into the building for any reason whatsoever if you do
> not know the person.  For deliveries, please come to the front door to pick
> them up in person, unless you know that you are expecting a particular
> service.
>
> Do not admit anyone to the building whom you do not know, even if the
> individual is right behind you at the door.  Similarly, if you are in the
> lobby, do not admit anyone who is buzzing another owner, unless you know all
> the individuals concerned and know for a certainty that the owner in
> question is at home and wishes that visitor to enter.  It may not be polite
> but it's safer by far.
>
>
> B.     Arrears
>
>
> Fines for accounts in arrears will be assessed according to the by-laws.  If
> an owner meets with the Strata Council and sets up a repayment schedule
> acceptable to both parties, additional fines may be suspended from the next
> subsequent month on, provided that the owner maintains the schedule and does
> not incur new arrears.  If the payment schedule is interrupted or terminated
> before the arrears are fully paid, the schedule of fines will apply from the
> first of the next month, at the maximum rate.
>
> Payment of Arrears: Unless specifically directed otherwise by an owner, all
> payments for arrears will be applied first to fines, from the oldest first
> to the most recent last, and after that to the principal of the arrears,
> from the oldest first to the most recent last, on the FIFO basis.
>
> Payments of Monthly Fees and Arrears:  If an owner pays a single lump
> payment to cover outstanding debts on the owner's account, the payments will
> be applied first to fines, in order from oldest to newest; then to amounts
> owing for repairs or damages assessed to the owner by the strata
> corporation; then to the monthly fees, from in order from oldest to newest.
>
>
> C.     Heating System Repairs in Strata Title Units
>
>
>       The Strata Corporation will be responsible for repairs to all
> components of the original hot water heating system within each Strata Lot.
> This includes the thermostat, zone valves, heating pipes and drain cocks.
>
>
> D.    Plumbing Repairs in Strata Title Units
>
>
>       The Strata Corporation will be responsible for repairs to original
> shut-off valves within each Strata Lot.  When repairs are made by an owner
> to any component of the plumbing for which the owner is responsible, new
> shut-off valves will be installed at the Strata's expense, until all such
> units have been replaced.  Then, all will be replaced on a similar 15-year
> rotation basis.
>
>       Owners may make no alterations, modifications, additions or deletions
> to or from the original plumbing system of the building without the written
> permission of the Strata Council, and then only provided the work is done by
> certified professionals.
>
>
> E.     Electrical Repairs and Modifications in Strata Title Units
>
>
>       Owners may make no alterations, modifications, additions or deletions
> to or from the original electrical wiring system of the building without the
> written permission of the Strata Council, and then only provided the work is
> done by certified professionals.
>
>
> F.      Owner Improvements and Alterations to Strata Title Units
>
>
> Before owners undertake any improvements or alterations to their Strata
> Title Units, they must first obtain permission from the Strata Council.
> Normally, permission will be granted routinely for improvements to or
> replacement of appliances, fixtures, etc. but structural alterations will be
> approved only upon submission of a signed structural engineer's report that
> is favourable to the proposed changes.  The owner is responsible for
> engaging the engineer and for paying any costs whether or not approval is
> given.
>
> Removal of carpets and/or installation of non-carpeted flooring will be
> approved only if adequate noise reduction provisions are included in the
> upgrade.  Owners must undertake that only qualified, insured professionals
> will carry out all repair work.
>
> Owners are reminded that the Strata Corporation's insurance does not cover
> the cost of repairs to or replacement of upgrades and improvements to Strata
> Title Units.  The policy covers restoration to original specifications, or
> replacement of original equipment or fixtures or their equivalent.  Owners
> should carry their own insurance coverage for improvements to their property
> and for enclosures and their contents in order to ensure full coverage in
> cases of major loss.
>
>
> G.    Noise Complaints After Quiet Hours (11 pm to 8 am)
>
>
> Upon receipt of complaints of undue noise from an owner with respect to
> noise originating in another owner's strata lot or caused by another owner
> anywhere on the common property, the Strata Council will take the following
> action.
>
> 1.    If the noise is occurring at the time of the complaint, a member of
> the Council will investigate the complaint to determine whether the noise is
> sufficient to warrant a complaint.
> 2.    If complaint it deemed to be warranted, the member of Council will
> contact the owner/occupant of the suite from which the noise emanates, will
> explain the nature of the complaint, and will request that the noise cease.
> This will constitute a warning and will be recorded on the permanent record
> of that owner.
> 3.    If the noise recurs or resumes within 30 minutes and a further
> complaint is made, the owner will be contacted again, told that a fine will
> be assessed, and given 15 minutes to terminate the activity that causes the
> noise.  If within 15 minutes this has not occurred to the satisfaction of
> the member of Council involved, the member of Council may ask the police to
> attend.  In this instance, a second fine will be assessed.
> 4.    If the complaint is made to a member of Council subsequent to the
> time of the actual disturbance, the matter will be brought to the next
> meeting of Council for a decision.
> 5.    If this is the first instance of a complaint against a particular
> owner, that owner will be notified in writing of the date and nature of the
> complaint and the incident will be recorded in the permanent record of that
> owner.
> 6.    For any subsequent infractions, a fine will be assessed against the
> owner of the suite from which the noise emanated.
> 7.    In case the noise emanates from more than one suite, such as a party
> that occupies more than one owner's suite, notifications and warnings and
> fines will be assessed to all the owners involved, according to the policy
> above.
>
>
> H.    Repairs - Emergency Repairs and Routine Maintenance
>
>
>       When an owner informs Council or a member of Council of the need for a
> repair, Council or a designated member of Council will follow up on the
> incident until it is satisfactorily repaired or replaced.
>
> 1.    If the incident is of an emergency nature, such as water leak,
> immediate repairs will be undertaken to stop the source of the problem.
> Cosmetic repairs will follow at a reasonable later date.
> 2.    If the incident is not of an emergency nature but is one which will
> cause inconvenience and/or additional expenses if it is not repaired in a
> timely fashion, within one week of the report, an investigation will
> determine the extent of the problem and the need for repairs.
> 3.    A repair will be authorized within one week of that determination.
> Cosmetic repairs will follow at a reasonable later date.
> 4.    If the incident is not urgent, Council may defer repairs until such
> time as other, similar repairs are also required, and then a group of items
> will be repaired at the same time so as to minimize the costs of service
> calls.
>
>
> I.       Deck and Balcony Maintenance
>
>
> 1.    While the repair and restoration of decks and balconies is the
> responsibility of the Strata Corporation, the maintenance of these areas is
> the responsibility of the owners who have exclusive use of those areas.  If
> repairs are needed and it is determined that the repairs were caused
> entirely or in part by lack of proper maintenance or by misuse or abuse of
> the area in question, some or all of the costs of the repairs will be
> charged back to the owners who have the exclusive use of those areas.
> 2.    Maintenance of balconies with vinyl, plastic, or rubberized surfaces
> includes sweeping off leaves and debris and removing mould, algae, and other
> deposits.  Owners may not resurface or repaint their decks without prior
> permission of Council and then only using approved products.  Owners may not
> pressure wash balcony floors or sidings.
> 3.    Maintenance of wooden deck surfaces includes placing objects such as
> planters onto spacers on the surface of the wood to permit the circulation
> of air between the object and the deck surface; washing the wood as required
> to remove mould, algae, moss, and other deposits; timely removal of leaves
> and branches, especially in the autumn and winter; and cleaning the area
> below the wooden surfaces as required.
> 4.    On a regular basis, the strata corporation will engage cleaners to
> lift wooden decking and to steam clean, pressure clean or wash out the area
> below the wooden decking to remove built-up dust, leaves, and debris.
> 5.    Owners who have enclosed a balcony or deck are solely responsible
> for maintaining and repairing the entire enclosed area, including the deck
> or balcony upon which the enclosure rests.
>
>
> J.      Inspections and Reporting Problems & Deficiencies by Owners
>
>
>       Twice a year, when reminded by a notice from the Strata Council, each
> owner will inspect the common property immediately outside that owner's
> suite (including decks, balconies, walls, windows, etc.) and will report any
> problems or deficiencies on the response form that will be circulated to
> each owner.  Failure on the part of an owner to return such a response form
> may make the owner liable for the costs of repairs of problems that were not
> reported when they should have been.
>
> Owners are reminded that they must report in a timely fashion any problems
> whose repairs are the responsibility of the Strata Corporation, including
> but not limited to signs of leaks, structural defects, ill-fitting doors and
> windows, problems associated with heating, plumbing or electrical systems,
> and so on.  If such problems are not reported and small problems become
> large, expensive problems, the owners concerned may find that some or all of
> the costs or repairs are charged to their account.
>
>
> K.    Common Area Heating and Ventilation Systems
>
>
>  The Strata Corporation will turn off the hot water heating in the building
> at an appropriate time, once the outside temperature permits, and will turn
> it on again in the fall, when the outside temperature drops.
>
> The Strata Corporation will re-set automatic fan timers on a seasonal basis
> to ensure that hallways are ventilated appropriately.
>
>
> L.     Service Calls - Cost
>
>
> Where service calls can be combined into a single call, thus saving costs,
> this will be done.  Notwithstanding, emergencies will be dealt with on an
> emergency basis.  Owners involved in a combined service call may provide a
> key to a contact person or may arrange to provide access to the trades
> personnel personally or by a designate.  When an owner refuses to provide
> access in this fashion and a separate service call is required, the that
> owner will be responsible for paying the cost of the service call, while the
> strata corporation will pay for the cost of the actual repair.
>
>
> M.  Fireplaces and Chimneys
>
>
> Owners of suites with fireplaces must provide the strata Council with
> written proof that they have had their chimney inspected and/or cleaned by
> certified professionals, if required, on an annual basis.  This proof must
> be in the hands of Council on or before the first day of September in each
> calendar year.
>
> Owners of suites for which no such proof of inspection or cleaning has been
> submitted by the annual deadline are forbidden from using their fireplaces
> until such an inspection or cleaning has taken place and proof of the same
> has been submitted to the Strata Council.
>
> Owners who do not use their fireplaces are exempt from this requirement
> provided they submit a written statement to the Strata Council confirming
> that the fireplace will not be used.  If a fireplace, which was out of use,
> is returned to use, the requirements of inspections and cleanings will
> apply.
>
> Failure to comply will make the owner liable for payment of all costs of any
> damage that may be caused by a chimney fire and may result in the assessment
> of a fine for each time a fireplace is used illegally.
>
>
> N.    Dryer Vents
>
>
> Owners of suites with en-suite laundry facilities are responsible for
> maintaining their washers and dryers in proper working order.  Hoses should
> be replaced as required.  Dryers must be connected to a proper dryer vent,
> either the original vent or a replacement approved by the Strata Council.
>
> Dryer vents will be cleaned on a regular basis and owners must provide
> access for this to be done on a designated day.  If owners do not, they may
> no longer use their en-suite dryers until such time as they provide evidence
> to the Strata Council that professional cleaners have cleaned their dryer
> vent.
>
> Failure to comply will make the owner liable for payment of all costs of any
> damage that may be caused by a clogged dryer vent and may result in the
> assessment of a fine.
>
>
> O.    Damage to Common Property
>
>
> An owner who damages common property or whose property damages common
> property shall be liable for the full costs of repairs of the damage.  If a
> vehicle damages common property, the owner of that vehicle is liable for the
> full costs of repairs of the damage.  If the damage is caused by someone who
> is not an owner but during the course of a visit to or a stay with an owner
> in the building, that owner will be liable for the full costs of repairs of
> the damage caused by his visitors or guests.
>
> In instances where the Strata Council determines that damage has been caused
> by an owner, an owner's property, or an owner's guests, the Strata Council
> will obtain an estimate of the costs of repairs, which will be communicated
> to the owner.  The Strata Council will authorize repairs to be done and the
> final bill will be submitted to the owner who is responsible.  If more than
> one owner is involved, the amounts will be divided according to the division
> of responsibility that is determined by the Strata Council.
>
> The owner who has received a final bill for payment of repairs may pay the
> bill directly or, may request that the Strata Corporation pay the bill.  In
> the latter case, the Strata Council will first attempt to reach an agreement
> in writing with the owner for repayment of the amount in question over a
> designated period of time.  If the owner maintains regular payments
> according to the schedule agreed upon with the Strata Council, no interest
> will be charged.  If the owner fails to maintain the regular payments
> according to the schedule, a fine of $50 per month will be charged until the
> amount is fully discharged.
>
> If an owner and the Strata Corporation are unable to reach an agreement with
> respect to the responsibility for damage, the amount of the damage, or a
> schedule of repayment, and the Strata Council deems the repair to be
> necessary for the common interest or safety, the Strata Council will
> authorize the repairs to be effected in a timely fashion and will charge the
> full amount of the repairs to the owner's account.  This will constitute a
> debt of arrears that must be discharged before the owner is considered to be
> in good standing to vote or hold office in the Strata Corporation.
>
>
> P.      Barbecues
>
>
> Barbecues constitute an extreme fire hazard on or near a wooden structure
> such as ours.  Therefore the owners of York Gardens undertake to follow
> these rules:
> 1.    Barbecues with coals, charcoal, briquettes, wood or similar
> combustibles may not be used anywhere on common, strata title or other
> VR-564 property.  Covered, gas-fired barbecues only are permitted.
> 2.    The barbecue unit shall be placed as far away as possible from any
> building wall.
> 3.    The barbecue shall not be left unattended, even for a moment, while
> it is in use and a flame is present.
> 4.    The barbecue shall remain covered at all times while it is in use,
> except only for brief moments to allow the placement of food onto the grill
> or its removal from the grill.
> 5.    Before an owner uses a barbecue, he/she will notify all adjacent
> owners, both on the same floor and on floors above, so that they may have
> the opportunity to close their windows against the unwanted smoke and
> smells.
> 6.    Gas bottles must remain attached to their barbecues and unattached
> gas bottle may not be stored anywhere on or in common, strata title or other
> VR-564 property unless they are completely empty and the valves are open.
>
>
> Q.    Parking on Common Property
>
> 1.    Residents' Parking
> a. A single parking stall is assigned for the use of the occupants of each
> strata title lot.
> b.      At the time of a transfer of title of any strata title lot, another
> owner may claim the parking spot assigned to that lot.
> c. To claim an available stall an owner will notify the President of the
> Strata Council in writing, who shall maintain a waiting list of such
> requests, or who may delegate this task to another member of Council.
> d.      If a stall is available, it will be offered to the owner requesting
> the change; if none is available, the request will be retained until another
> parking stall becomes available and can be offered.
> e. If the owner refuses the offer, the next person on the list will be
> offered the stall, and so on, and the names of those who refused an offer
> will move to be bottom of the waiting list.
> f.  The incoming, new owner will be assigned the parking spot vacated by the
> owner who has claimed the vacant stall.
> g. When a change of parking assignment has been made, the member of Council
> responsible will notify the Property Manager of the new assignment.
> h. Nothing may be stored temporarily or permanently in any parking stall.
> 2.    Guest and Visitor Parking
> a. There is no guest parking on the common property at any time, for any
> reason.
> b.      An owner may allow a visitor to park in the parking stall assigned
> to the owner's strata title lot.
> c. No one may park in the washing area except while washing a vehicle.
> 3.    Parking for Trades or Contractors
> a. Trades people or workers who are engaged by the Strata Council to
> undertake a repair or a project, may be authorized by the President of the
> Strata Council or his/her designate to park a vehicle with equipment or
> materials in an area of common property where the vehicles will not
> constitute an obstruction.
> b.      Such vehicles must display a note clearly showing the suite or area
> where the trades people are working, or a cell phone number to contact, so
> that their vehicle may be moved if necessary.
> c. Parking for one trades person's vehicle is also available on the concrete
> slab immediately behind the building, between the dumpster and the parkade
> stairway exit.  Vehicles parked there must display the same note as in (b)
> above or they will be towed.
> d.      In instances where an owner has engaged a contractor or trades
> person to carry out a repair on strata title property, that owner may obtain
> prior permission from the President of the Council or his/her designate to
> permit that contractor to park a vehicle in a designated area of common
> property for a limited period of time, provided the vehicle is identified
> and a suite number and a phone number are displayed in the window of the
> vehicle while it is parked.
> 4.    Loading Zone: Owners engaged in active loading or unloading may park
> a vehicle beside the downstairs lobby door or in the washing area for a few
> minutes.  Any vehicle left unattended in this area may be towed without
> notice.
>
> 5.    Violations and Towing: All vehicles parked in the common area of the
> parkade without a displayed suite number and telephone number where the
> owner/driver may be contacted may be towed without notice.  Owners of towed
> vehicles may be fined; owners whose guests' vehicles are towed may be fined.
>
>
> R.    Storage Room and Storage Lockers
>
>
> 1.    A single storage locker is assigned to each strata title lot.
> 2.    The same process as used in assigning parking stalls may reassign
> storage lockers.
> 3.    Flammable liquids or other hazardous materials may not be stored
> anywhere on common property.
> 4.    Items for storage must be placed inside the lockers. Items left in
> the walkways or elsewhere may be removed and discarded without notice.
> 5.    The corner locker contains a sump pump and is also used for Strata
> Corporation storage.  No other items should be placed in this locker; such
> items may be removed and discarded without notice.
> 6.    Owners are responsible for placing a lock the lockers assigned to
> them, if they wish to improve security.
> 7.    The door to the locker room must be locked at all times except when
> active loading or unloading is in progress.
> 8.    Sump Pump: A sump pump is located in the corner storage locker.
> Owners should immediately notify Strata Council member is the alarm is
> buzzing on this sump pump.  If the pump fails, the recreation area and the
> main water supply are in danger of flooding.
>
>
> S.      Smoking on Common Property
>
>
>
> It is now generally acknowledged that second hand smoke constitutes a
> significant health hazard. Therefore, and in compliance with Vancouver City
> by-laws and long-standing policy in this building, owners are reminded of
> the following:
>
>
> 1.      Smoking is not permitted anywhere on or in common property at any
> time.  That     includes the parkade.
>
> 2.    Owners who permit smoking inside their strata title unit must ensure
> that second hand smoke does not enter another owner's strata title unit,
> either through interior openings or from open windows or doors.
>
>
> T.     Use and Maintenance of the Sauna
>
>
> 1.    The Sauna is available for the use of owners and their guests.
> 2.    Children may not use the Sauna without adult supervision on site.
> 3.    The heaters in the Sauna must be turned off after the Sauna has been
> used.
> 4.    The area around the Sauna must be cleaned and dried by the last user
> before he/she leaves the area.
> 5.    The use of any breakable glass items of any kind is prohibited in
> the Sauna area.
> 6.    Owners accept the risks of using the Sauna and will take all
> reasonable precautions to avoid injury to themselves and to others while
> they are in or near the Sauna.
> 7.    The toilet in the Sauna room is connected to the drain in the floor
> of the Laundry Room.  There is very little slope to the sewer pipe, which
> clogs easily.  Under no circumstances should any solids or paper other than
> toilet tissue be flushed down that toilet.
>
>
> U.     Moving Into or Out of York Gardens
>
>
> 1.    A moving in and out fee is assessed for all moves of any resident
> into or out of the building.
> 2.    Prior to any move or delivery requiring the transport of furniture
> or large items in the elevator, the owner responsible must hang the
> protective pads inside the elevator.
> 3.    Immediately subsequent to the termination of the move, the owner
> responsible must replace the protective pads into their designated
> containers in the seats/boxes in the front lobby.
> 4.    Under no circumstances may the elevator door be held or blocked for
> more than 30 seconds while large loads are brought into the elevator.  This
> will burn out the operating circuits and solenoids.  Owners will be charged
> for the costs of repairs to the elevator caused by misuse of this kind.
> 5.    Owners who need to operate the elevator manually to move large
> objects or large numbers of objects may obtain an elevator key from the
> President of Council or a designate upon giving a $20 deposit which will be
> refunded when the key is returned.
>
>
> V.     Use of Common Areas
>
>
> 1.    Common areas of the Strata may not be used for purposes that
> jeopardize the safety and well being of owners and/or the Strata property.
> 2.    Owners with pets shall not permit their pets to deposit any wastes
> anywhere on Common Property, including decks, balconies, or gardens except
> in properly maintained containers designed for that purpose.  Accidents must
> be cleaned up immediately and the areas disinfected and deodorized if they
> are inside the building.  Damage caused by failure to follow this rule will
> be repaired and charged to the owner's account and/or fines may be assessed
> because of health hazards to which other owners are exposed unwittingly.
> 3.    Owners shall not engage in mechanical repairs or maintenance of a
> vehicle, anywhere on Common Property, except for minor items such as tire
> changes.
> 4.    No one shall dispose of solvents, paint, flammable liquids,
> anti-freeze, or any other substance that could create a hazard to others,
> anywhere on Common Property, especially including the parkade and gardens.
> 5.    If an accidental spill of a dangerous or dirty substance should
> occur on common property, the individual responsible must immediately inform
> a member of the Strata Council so that appropriate measures may be taken to
> protect the safety of the other residents and their property.
> 6.    The washing area in the parkade is available for owners to wash
> their own vehicles.  It is not available for guests or others to wash their
> vehicles.  It is also not to be used for draining fluids from vehicles or
> from containers in or on vehicles.
> 7.    Carpet cleaners with on-board water receptacles may not under any
> circumstances dispose of their dirty wastewater or used cleaning solution in
> the parkade.  Tradesmen of any kind may not deposit or cause to be deposited
> any waste materials in or on the common property without their being cleaned
> up immediately.
> 8.    Owners are responsible for ensuring that their vehicles do not leak
> oil or fuel onto the parkade floor; where this does happen, the owner is
> responsible for removing the deposits in a timely fashion.  Failure to do so
> may result in the Strata Corporation's authorizing a cleaning of the area
> and charging the costs to the account of the owners concerned.
> 9.    As specified in the By-laws, a fine may be assessed to owners who
> contravene these rules or to owners whose guests or visitors contravene
> these rules.
>
>
>
> Reviewed and Approved by Strata Council on November 24, 2003.
>
> This document constitutes a statement of Rules, as defined by the Strata
> Title Act, and shall be in effect from the time it is passed and copies are
> circulated until the next AGM.  At that time the owners will be able to vote
> to make the package a permanent part of the rules for Strata Plan VR-564.
>

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