Condo Owners Association COA

More Changes Needed

 COA Endorses these changes  

  • Home Warranty Act needs a complete revision. 
  • Provincial Government consider a Condo Reserve Fund Bond to pay 1 to 1 ¼ % higher than Ontario Savings bond
  • Reserve fund studies need to conform to proper financial numbers.  Interest rates and inflation rates must be set by the Government. 
  • Improved Reserve funds interest rates with new Reserve Fund Bond
  • MPAC should consider deficiencies in the Reserve Fund
  • MPAC should consider different guidelines for property tax
  • Arrange restrictions for Smoking Cigarettes and Marijuana in condo buildings
  • Status Certificate - 10 banking days is too long of a period and jeopardizes sale
  • Meetings with extensive costs considered should be part of status certificate 

  

Did you know these condo facts?

  • Over 1.6 Million Condo Owners in Ontario
  • Over 580,000 Condo Units
  • Over 6,750 Condo Corporations
  • 1,000's Commercial Condos

  

Do you realize the importance of changing the following?  

  • Electronic Proxy system is required.  Presently proxies are being forged to control votes
  • Condo Lawyers should be appointed by Corporation, not hired by the Board
  • By Laws should not allow customization Director qualifications or disqualifications
  • By-Laws should not be allowed if the change is in contravention to the Condo Act
  • All Boards and Condo Owner should be aware of the AODA
  • Board Members should not manipulate the Condo Act forms for personal intentions

 

Let's work together for important changes to Condo Act

Stage 2

Concerns on Condo Act Review 

These are some questions the COA had during the review process:
 

Click to view Condo Owners Association (COA) Stage Two Feedback

 

  1. Why is the Condo Act self governed with no fines for non compliance and illegal contravention of the act yet other acts offer protection with fines, ie Traffic Act, Health & Safety Act, AODA Accessibility Act etc.
  2. Expert Panel has over 95% of the Panel with representatives of Condo Service Trades and no representation for Condo Owners
  3. Initial suggestions/recommendations adopted by the Ministry based on input from OWNERS versus SERVICE PROVIDERS in their initial report
  4. The Condo Office is a Provincial Government CASH GRAB from Condo Owners and is completely unfair and unreasonable!
  5. The proposal to charge all condo owners by implementing a Condo Office at a monthly fee will cost huge dollars ( based on the number of Condos in the Province)
  6. Why are Condo Owners expected to pay for Property Managers licensing when they are employees of Property Management Firms
  7. Why are Condo Owners targeted to pay more money from a Condo Act review when this review is supposed to be about protecting and creating a better condo act
  8. Condo Owners need a standardized declaration in plain language, adopting multi-culturism so everyone can read and understand, the new Condo Act is more confusing!
  9. The Provincial Government should be working with the Condo Owners Association to open communication between Condo Owner
  10. New Condo Act continues to be be self-regulated yet evidence proves 14 years of present acts provides NO Protection for condo owners 
  11. Owners and Board of Directors shows a disconnect between the two (2) parties
  12. The condo act report has confirmed proxy forgery but there is no 3rd party holder of proxies to prevent tampering by Board Members or Property Managers who may be involved with the same to ensue their contracts
  13. Like the auditor, the Legal Counsel for the Condo should be elected/appointed by the owners and NOT the Board. Therefore, the lawyer works for the Owners and the Board will then need to hire its own lawyer. There have been too many problems for owners trying to get satisfaction from the Board
  14. The review process is taking far too much time.  Presently, the Ministry knows the 20% of the issues that are causing 80% of the problems. Therefore apply the 80/20 rule and implement some changes now versus a year from now
  15. Why did the government not involved MPAC on the review and analyse how MPAC evaluates Condos on their present structure for property tax assessment and adjust to consider reserve funds, refurbishments and upgrades.
  16. Why is there no ability for condo owners to find out about MPAC assessments online to compare their tax assessments as there is with single family homes
  17. Why was there no discussion in the condo act review on why there is COA Board member on Tarion or at least someone to represent Condo Owners ?
  18. Why did the panel not recommend less time for Status certificates considering 10 days is too long of a period of time for condo owners to wait
  19. Why is the fee for status certificates not paid to the Condo Corporation but instead to the Property Management Firms yet the documents belong to the Condo Corporation.
  20. Why did the review not address the need for Status Certificates to be broader and provide more info to a prospective owner/buyer. Also a history of maintenance fees for at least 3 years needs to be included.
  21. How come Board members can have meetings and delay approval for costly recommendations yet do not have to inform the Condo Owners at the beginning of discussion so they are prepared and alerted
  22. The developer needs to guarantee the maintenance fees for the first 3 years to prevent excessive maintenance fee increases after the 1st year
  23. Why has the Government not taken the Condo Owners Association advice to create a Reserve Fund Bond for Condominiums that pays an interest rate at last 1% or 1.5% higher than the Ontario Savings Bond
  24. As part of the Directors and Officers insurance, and to ensure that the Condo Board acts reasonably, there could be premium incentives for Boards who operate with and implement proper governance principles and policies
  25. Why does the Board of Directors have the ability to accumulate excessive surpluses and also are not mandated to obtain 3 quotes for any or all services
  26. Why would the Government limit courses to new Board Members when there is substantial proof that many Board Members have a lack of condominium knowledge
  27. The Government should be utilizing and help support Canadian Colleges and Universities to provide courses for Property Managers and Property Management Firms
  28. The Government should be utilizing and help support Canadian Colleges and Universities to provide courses for all Condominium Board members

View COA Reports

The Condo Owners Association provides Government with reports and recommendations to protect Condo Owners. We receive confidential complaints from condo owners daily. While we do not have the resources to answer each complaint, we record and track the complaints.  We provide expert advice on countless Panels relating to the condo act review, consumer protection, intensification, property assessment & taxation, building codes, carbon monoxide detectors, atmospheric issues, storm water sewer systems, green energy, environmental issues, affordable housing, reusable energy and development discussion Groups. 

Condominiums play an important role in the real estate market. We need strong condominium communities with long term sustainability.  

 

HOW CAN WE MAKE CONDOMINIUMS BETTER 

  1. Condo Information Power Point from COA
  2. Reserve Fund Bond Power Point from COA
  3. COA presents real estate values
  4. COA reports Condo Values vs by Maintenance Fees
  5. COA input on Property Management Licensing  

   

COA POWER POINT PRESENTATIONS

  1. COA Volunteers and Divisions Help Condo Owners
  2. COA Explains Impact of Condo Act at Carson Dunlop Condo Event
  3. COA Presentation at the Toronto Home Show - Exhibition Place

 

COA PARTICIPATES ON VARIOUS STAKEHOLDER GROUPS  

  1. Property Management Study - Home Owners Protection Centre
  2. Carbon Monoxide Detectors - Fire Protection - Fire Marshal Ontario
  3. Residential Intensification Study - View Panel - Consumers Council of Canada
  4. Stormwater Sewer Systems and Waste disposal - City of Mississauga  

 

CONDO OWNERS ASSOCIATION PROVIDES PUBLIC AWARENESS    

  1. Click for President Founder Condo Radio Show

Property Management License

 Ministry of Government and Consumer Services

 Announces Mandatory Qualifications for Condominium Managers

 

The Ontario government has announced mandatory qualifications and licensing for Condominium Managers and Management firms.  Many condominium owners and residents may be more familiar with the terminology "property managers" and "property management office" in their condominium complex.   These managers are not mandated to have training or an understanding of the Provincial Condo Act, condo declarations, rules and regulations of a condo, by-law and or other important information relating to the finances, building maintenance, operations etc. of a condo corporation.  COA is thrilled to see changes however condominium managers and management companies need to have a government licensing structure.  See COA in Wikipedia

    

Facts on the contracted Property Management Services 

COA receives numerous questions about the role of Property Management and Property Managers

  1. Board of Directors for the Condo Corporation calls a Property Management Firm to obtain a quote for Property Management services.
  2. Property Management Firm provides a quote to include Managing the building and possibly handling the accounting for Accounts Payable, Receivable and Reserve Fund
  3. If the Property Management Firm is successful in securing the contract, they then provide an employee to the building who is called the Property Manager
  4. All Liabilities of the Property Management contract are with the Property Management Firm and the Condo Corporation
  5. The Property Management Firm assigns a Property Manager to the Condo Building and that Property Manager takes direction from the Property Management Firm and also has to abide by the requests of the Board of Directors to make sure they don't jeopardize the Property Management Firm contract
  6. If work order quotes are required many Property Managers ask their Property Management Firms for guidance and/or recommendations.
  7. Our Provincial Government has mandated licensing for both Property Managers and Management companies  See CMRAO Licensing

 

COA on Condo Act Review

ITmayday.com

The COA would like to thank I.T. Mayday for their continued support and assistance.  

We are extremely pleased with our COA website.  It has helped our Association tremendously, offering excellent exposure and a vast amount of information.  The  links are perfect and they make it very easy for anyone to navigate not only the COA website but others as well.   We have found that the Government links are very useful especially with the many changes in the Condo World.    

We are very thankful that we continue to attract attention and enjoy your suggestions and various ideas to elaborate on the great benefits of the COA.
 


   

 

I.T. Mayday
297 Lakeshore Rd, East
Mississauga,  Ontario
L5G 1H3

ITmayday.com

 

Condo Owners Guide

Products and Services for Condo Owners 

These companies have chosen to advertise their product and services.

Click on the links below to view their websites.  

If you are interested in using their services, 
Contact us   


• Automobile Sales & Leasing
• Accounting Services
Banking - Financial Institutions

Beauty Anti-Aging 
• Business & Home Office
Business & Growth Services
• Cellular & Wireless Services
• Cleaning/Maid Services
• Dental Services
• Drug Stores
Computer Service and IT Solutions
• Financial Institutions
• Fitness
• Flowers & Gift Baskets
• Furniture, Appliances, Electronics
Glass Specialty Custom and Replacement
• Golfing and Courses
• Grocery Stores
• Health & Wellness Services
• Home Furnishings & Electronics
Home and Building Inspectors
• Home Reno Hardware Store
• Home - Condo Staging
Hotel - Strathcona Hotel
• Internet Providers
• Inspections
• Insurance/Home/Title/Auto/Life
• Junk Removal
• Legal Services
• Mobile and Home Office Products
• Mobile Home Rental
Mortgages - Residential and Commercial
• Moving Company
• Magazine subscriptions
• New Auto Sales
• New Truck Sales
• Newspaper subscriptions
• Paint & Products
• Painting
• Personal Financial Management

• Pharmacy

* Photo Video and Matterport

• Photocopy & Stationary
• Mississauga Photography
Real Estate - Residential and Commercial
• Renovations
• Rental Equipment
• Rental Cars, Trucks

Security Systems

• 
Signs and Awnings

• Spa 
• Sports - Baseball
• Sports - Basketball
• Sports - Football
• Sports - Hockey
• Storage Facilities
Technology and Computers
• Travel
• Waterproofing 
• Website Sales/Design
Wines Joseph


NOTICE TO USERS:

Partners of the COA Ontario - special events

  • Allstate Insurance of Canada
  • International Home & Garden Show
  • Clorox Canada – Glad
  • Entire Imaging
  • Geep Electronic Recycling
  • Joseph Estate Wines
  • Vision Quest

Disclosure:  Condo Owners Association accepts no responsibility for any loss or dissatisfaction arising from any use or contractual relationship of services, or purchases to include incentives programs that Condo Owners may experience through Related Services Companies of the Condo Owners Association



 

 

Mortgages and Financing

New Mortgage Rules

Effective January 1, 2018, Canadians who may be renewing, refinancing and those looking to obtain a mortgage have to show they can pay any new interest rate substantially higher than the current rate they have.  This routine is called a stress test which is applicable to our Canadian Banks however many Credit Unions do not follow the same path.  The new Canadian federal financial regulator announced that even Borrowers having 20% down payment or more will still have to face a stress test for qualifying,    During 2017, this method only applied to those applicants with smaller down payments and also those who were either obtaining Mortgage Insurance from Canada Mortgage and Housing Corporation CHMC or from Genworth.  Credit Unions are regulated provincially so they do not have to adopt those rules.

Canada Mortgage and Housing Corporation

Genworth

Get a Better Mortgage

Credit Scores

What’s in force

  1. Mortgage Stress Tests determines how much house you will be able to buy
  2. Meant to ensure that Consumers can withstand a rise in interest rates.  
  3. The higher of either the bench mark mortgage rate 4.9% or the current rate plus 2%  percentage points.    
  4. The Banks want to make sure that if you find a home, you do not run the risk of not qualifying in the new year.
  5. Renewing Mortgage - with your current bank you do not have to qualify, only if you are changing financial institutions
  6. Refinancing - you have to qualify because you are taking on new debt so the stress test applies

Get a Better Mortgage  

A variety of the types of Mortgage Financing you will need

  1. Buying your home whether your First Home or Next Home
  2. Buying an investment property
  3. Buying a second home
  4. Self Employment
  5. Debt Consolidation
  6. Private Mortgages

 

CHIP Reverse Mortgage

Understand more on Reverse Mortgages is the first Step

  1. You always maintain title ownership of your home
  2. You have the ability and freedom at any time when and if you move or sell
  3. Clients can quality up to a 55% of your homes appraised value however an average is 33%
  4. It is tax free money and allows your retirement savings to last a little longer
  5. Help to free up cash

Why use a Mortgage Broker

Enjoy qualified personal services

  1. Brokers primary expertise is locating funding for mortgage financing
  2. Brokers are not employed by lending institutions and are not limited to services
  3. Brokers are paid by lender but represent the Buyer
  4. Brokers work with over 25 lending institutions
  5. Enjoy better negotiating power   

Building a Better Condominium Act

Newsroom

Building a Better Condominium Act

Archived News Release

McGuinty Government to Launch Condo Review Consultation

Ministry of Consumer Services

 

  • Ontario is taking steps to modernize the Condominium Act, 1998, so it reflects the current and
  • future needs of owners, residents and other stakeholders in the condominium community.
  • In an effort to respond to a booming and evolving industry, Ontario will launch a public
  • consultation to identify a comprehensive set of issues, and long-term solutions relating
  • to matters such as:
  • consumer protection for buyers
  • condominium finances and reserve fund management
  • condominium board governance
  • expertise/accreditation of condominium managers
  • dispute resolution, for instance between condo boards and owners
  •  
  • The review will directly engage the entire condominium community, including owners, residents,
  • developers and property managers.  Members of the condominium community will have the
  • opportunity to speak about their issues, hear the concerns of others and work together to
  • develop solutions.  Details of the public engagement process and information about how to
  • participate will be announced this summer.  Strengthening the Condominium Act is part of
  • the McGuinty government's plan to ensure a fair marketplace for Ontario families.

 

Quick Facts

  • Over one million people live in condominiums in Ontario.
  • There are about 525,000 condominium units in Ontario.
  • Toronto had the fastest growing high-rise condo market in North America in 2011.
  • About 50% of new home sales in Ontario are condominiums; 60% of homes sold in the GTA.

 

Quotes

“This promising and thorough engagement process will be a first for the North

American condo market.  It will ensure the diverse range of stakeholders, including

over one million condo dwellers in Ontario,  are involved in both identifying

the issues and defining solutions that meet our needs today and in the future.”

Margarett Best

Minister of Consumer Services

“As the association representing professionalism in this rapidly growing

industry, ACMO is excited to be a part of a new consultative process

for the review of the Condominium Act that includes all stakeholders.

We look forward to working with the Government on changes that will provide

consumers with important protections and ensure that Ontario remains

the leader in the condominium industry in North America.”

Dean McCabe

President, Association of Condominium Managers of Ontario (ACMO)

“The Canadian Condominium Institute - Toronto and Area Chapter

is pleased that the Ontario government has officially announced

the opening of the Condominium Act, 1998 for a complete review. We

congratulate the government for approaching it in a new and innovative

way which will allow those who are most affected by the legislation

to help decide its future, and look

forward to continuing to work with the government so the best 

legislation possible is created.”

Bill Thompson

President, Canadian Condominium Institute (Toronto and Area Chapter)

“The Condo Owners Association is thrilled that the McGuinty Government

is launching a review of the Condominium Act. We are looking forward

to participating in the review to help build a viable and sustainable

future for condominiums in Ontario that protects the rights of

owners, ensures best practices for condo corporations, and preserves the value

of the investment people have made in their homes.”

Linda Pinizzotto

President and Founder, Condo Owners Association Ontario (COA)

 

Media Contacts

  • Bryan Leblanc  Minister's Office  This email address is being protected from spambots. You need JavaScript enabled to view it.

    416-326-1939

  • Sandra Bento  Media Relations  This email address is being protected from spambots. You need JavaScript enabled to view it.

    416-327-9708

 This document was published on June 08, 2012 and is provided for archival and research purposes.

Smoking Marijuana in Condos

Marijuana in Condos

Only a few months away, mid 2018 and marijuana is legal but how does that effect condominiums and community living.   Can marijuana be banned from smoking in a Condominium Corporation if Federal Legislation allows people to consumer marijuana recreationally. Condo Boards are within their rights to bank smoking in units if they create a rule for Unit Owners to vote against it.  They can quote concerns on the security and safety of the Owners and/or residents in the building and they can also take this initiative towards the Corporation / Building itself.  For many years since new regulation regarding smoking came into place, there was always health concerns on 2nd hand cigarette smoke along and its negative impact on Real Estate values.  Regulation hit the housing sector and also commercial entities and workplace.  Grandfather rulings when creating a smoke-free policy can create a platform for present owners and/or tenants however if this policy is in place when new Owners or Tenants take possession and/or occupancy they would have to abide by the policy. 

Please bare in mind there are two concerns: 

1) Smoking within the unit 
2) Smoking in common elements around the building.  

* Common elements includes lobby, hallways, stairwell, underground, any of the amenities etc. 

It would be recommended for all Landlords to ensure that they include special clauses in their Lease Agreements to cover a smoke-free environment.  In todays real estate world it is common practice pertaining to cigarettes, it now has to be adjusted to include marijuana or maybe just include a clause to cover any form of smoking substance.  The present Tenant Laws have seen significant changes in the last few months with the introduction of a standardized Lease Agreement in effect as of May 1, 2018.  No doubt the Country is going to see significant changes and possibly legal challenges.   It is important for all to understand that medical marijuana use will be permitted anywhere that cigarette smoking is allowed. 

Ontario asked for your public opinion until March 2018 and the Condo Owners Association (COA) is following up now to hear your thoughts as the whole marijuana issues unfolds.    There will be up to 150 stores run by the Liquor Control Board of Ontario for people 19 years and older.  Private lounges are already underway and set-backs are on radar for school zone areas. 

 

Let's hear from Condo Owners

How do you feel about recreational pot consumption in the public spaces of your condo and/or in your own condo unit?

If you are a Condo Owner Investor, what precautions would you consider and do you agree with a ban on smoking marijuana in rental units?


http://blog.coaontario.com/

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