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Under our scheme, the floor would be classed as a minor renovation.
Under our general minor renovation bylaw, approval can be given by the Strata committee rather than the OC.
$500 for an electronic meeting seems rather ridiculous.
I think you will only have an issue if someone complains.
Our block is 1965. We have a bylaw which regulates where the condensers and piping can be placed. It also states that all pipes and tubing must be encased in a aluminium rectangular downpipe that closely matches the colour of the brickwork.
You basically need a bylaw that will give a uniform appearance to any air cons rather than a mish mash of pipes and tunes going everywhere depending on the owner.
We were lucky in that all units were going down one side wall that is not viewable from the street and residents rarely venture.
We did this with our building late last year.
I organised the strata lawyer to write up blanket renovation bylaws to cover most renovation variances.
Although the cosmetic one did not seem necessary, we included that as it more or less came free when added with the minor and major renovation ones.
Total cost was $1650 for the three and paid by The O.C.
Now each lot can use them without the cost burden of drawing up their own-unless it greatly varies from the one’s we have consolidated.
Well, if there is no money left in the Admin fund, then I don’t think the SM works for nothing.
Set budgets are not always accurate. You have bad years and unexpected blow out costs.
Our budget fell short by some $6,000 this year and a special levy has been struck to cover the shortfall.
A prior committee of cheapskates who want budgets set at the low end can be a cause of chickens coming to roost down the road.
Instead of paying a bit more, they now have to pay a whole lot in one lump sum. And then they complain about it, of course!
It happens.
I would imagine you could just turn a bit of a blind eye to that by-law if the vast majority don’t really mind the kids playing etc, and the one who doesn’t like it is not too aggrieved when it does happen to demand it cease.
Turn the place into outdoor party central and you are looking for trouble from the one person objecting, of course.
It comes under major renovation as it requires waterproofing.
We recently passed two special bylaws with regard to aircons & hot water services on common property.
In reading the Common Property Memorandum, I see it lists both of these as the responsibility of the owners.
Am I right in thinking if we had merely adopted the Common Property memorandum, we wouldn’t have had to have the two by-laws and saved money?
I know the two by-laws we passed have a great specificity but i am inclined to think the memorandum would have sufficed.
I’d get in a structural engineer to assess the cracked ceilings. He has no vested interest like a builder would and can sort out the genuine claim from the spurious.
I had to this with a particular unit’s multiple claims and saved a lot of money in the end with what was genuine and what really was not.
I also have the report as evidence if the owner wanted to make further spurious claims.