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www.cci-newbrunswick.caSPRING 2017 NEWSLETTER
President’s Notes / Notes du président Let me start by announcing that we are celebrating our 35th anniversary this year. Due to the unforeseen resignation of our last president elect, I have agreed to serve for the remaining part of his term as your president. Thanks to the great work of our Administrator Beth and the people who contribute very interesting articles, we are coming out with the third and an expanded release of our bi-annual newsletter.
I am also proud to see several bilingual articles for our reading pleasure of all our members. It is an asset that does not exist countrywide, and we can be an example of diversity.
We are in full preparation of the 2017 Spring Leader’s Forum. It will be held in Fredericton on June 7-10. This will bring Board members from chapters across the country to discuss the future of this organization in our own backyard.
Even if we are getting closer the end of our 2016-2017 year, our membership of businesses and professionals has really grown significantly. I hope we can leverage some of those businesses and/or professionals to help us deliver new seminars next year. It would be a win-win situation. It would give them exposure and condo owners would benefit from their expertise.
I would like to extend an invitation to all our members to attend our last seminar of the year on June 10th (see our flyer on page 9) as part of the Leader’s Forum entitled “Dealing with difficult people”. “From Bullying to Dispute avoidance to diffusing volatile situations”. Judy Orr will be leading this seminar with the help from out of town guests and local condo owners. I am sure the topic is very familiar.
Permettez-moi de commencer par annoncer que nous célébrons le 35e anniversaire de CCI cette année. En raison de la démission imprévue de notre dernier président élu, j’ai accepté de servir pour la partie résultante de son mandat. Grâce au travail formidable de notre administratrice Beth et aux personnes qui contribuent de très intéressants articles, nous sommes à la troisième et plus volumineuse publication de notre journal semestriel.
Je suis aussi encouragé d’avoir plusieurs articles bilingues pour la lecture de tous nos membres. C’est un atout qui n’est pas présent au niveau du pays et nous avons la possibilité de faire de notre chapitre un exemple de diversité.
Nous sommes en plein dans la préparation de la version printanière du forum nationale 2017 des directeurs, qui aura lieu à Fredericton du 7-10 juin. Ce forum nous amènera des directeurs de chapitres de partout au pays et c’est dans notre cours arrière qu’ils vont discuter du futur de cet organisme.
Même si nous approchons la fin de l’année 2016-2017, notre adhésion d’entreprises et de professionnels a sérieusement augmenté. J’espère que nous pourrons tirer profit de certains de nos membres d’affaires et/ou professionnels pour nous aider à livrer de nouveaux séminaires l’an prochain. Ce serait une situation gagnante-gagnante Une opportunité pour eux d’avoir une exposition et nos copropriétaires de bénéficier de leur expertise.
Je voudrais vous lancer une invitation à tous nos membres d’assister à notre dernier séminaire de l’année le 10 juin faisant partie du forum national et intitulé « Traiter avec les gens difficiles » (voir le feuillet en page 9). « De l’intimidation au mécanisme de prévention à la diffusion des situations explosives ». Judy Orr dirigera ce séminaire avec l’aide de certains invités de d’autres chapitres et certains copropriétaires locaux. Je suis à peu près certain c’est un sujet très familier.
Léo-Guy LeBlancANNIVERSARY
Current Members of the Board of Directors New Brunswick Chapter
PresidentLéo-Guy LeBlanc, Moncton
DirectorPhil Williams, Fredericton
Vice-presidentMatthew DeWitt, Fredericton
DirectorMatt Doherty, Saint John
TreasurerJudy Orr, Fredericton
DirectorJeff Murray, Saint John
SecretaryStephen Davies, Moncton
AdministratorBeth McDermott, FrederictonMembership ChairSusan Holland, Fredericton
(Reviewed and confirmed by Communications Committee…March, 2016)
This publication is designed to provide informative material of interest to its readers. It is distributed with the understanding that it does not constitute legal or other professional advice. The views of the authors expressed in any articles are not necessarily the views of the Canadian Condominium Institute and neither CCI nor any other party will assume liability for loss or damage as a result of reliance on this material. Appropriate legal or other professional advice or other expert professional assistance should be sought from a competent professional. Advertisements are paid advertising and do not imply endorsement of or any liability whatsoever on the part of CCI with respect to any product, service, or statement. Permission to reprint is hereby granted provided: 1. Notice is given by phone or in writing; and 2. Proper credit is given as follows: Reprinted from (insert name of publication). Copyright by Canadian Condominium Institute.
Newsletter Disclaimer
2CCI - New Brunswick - Spring 2017
Julie Clarke bom, aaci
Director & General ManagerResearch, Valuation & Advisory
535 Beaverbrook Court, Suite 140, Fredericton, NB E3B 1X6 CanadaDirect 506.450.0052 Mobile 506.476.1805Office 506.450.7150 Fax [email protected]
CCI-National News Update
There is just no way to start out this first report of CCI-National news without it sounding super impressive. It’s the CCI-National News Update by your CCI-National News Correspondent! Yeah, that has a nice CBCTV-like ring to it. And, frankly, this is an exciting year for CCI nationally, and there is nothing boring or unimpressive ahead.
This is CCI’s 35th anniversary year! As such, it is a year for celebration and reflection. We can look back on how CCI has grown from a relatively local to a truly national organization; how its services have expanded, and its chapters have increased in both number and size; how pretty much all of Canada’s condominium luminaries, whether in management, law, engineering, accounting or other fields, have been part of its history, are part of its present, and remain committed to be part of its future.
Earlier this year, CCI-National rolled out its new 35th anniversary logo. It represents our commitments to stand fast on the shoulders of CCI’s leaders who have gone before us and to build steadily toward an even greater future.
That future was the theme of CCI-National’s mailing recently distributed to all chapter presidents and National Council members in preparation for the upcoming Spring Leadership Forum meetings to be held in New Brunswick (June 7-10, 2017). The notice included a working document titled “Moving into Tomorrow: CCI’s Future as a National Organization.” CCI’s chapter leaders, along with National Council and committee members, are invited to
participate in broad and open dialogue about modernizing CCI to meet the changing needs of both the organization itself and the individuals – condominium owners, directors, managers and other service providers – that it serves. We are looking forward to putting into effect some innovative strategies and insights that will allow CCI to celebrate its history – as Canada’s only home-grown and nationwide association serving the interests of condominium stakeholders – by embracing its future.
One of those innovations is, in fact already upon as, as CCI-National has announced the launch of a nationwide, standard Introductory Condominium Course. This course, prepared by CCI-National’s Education Committee, will be available for all chapters to use. This takes significant pressure off smaller chapters with more limited resources than chapters like the Golden Horseshoe or Toronto to produce quality educational offerings for their members and prospective members. The introductory course materials will include a manual in MS Word format, corresponding PowerPoint slides and template certificates to be given to registrants upon course completion. Local chapters can easily add in information specific to their regions and legislation. Each chapter is even granted flexibility to price the course according to local needs.
And, finally, to wrap up this report, we acknowledge that this year is also Canada’s 150th birthday, and CCI-National has found a way to combine both celebrations in one with its “Great Canadian Condo Photo Contest”. Details will be released soon about how to participate by uploading your pictures (and their stories) of “Canada’s Greatest Condo”. Entrants will receive local and national recognition and, of course, there will be prizes! Stay tuned!
Michael H. Clifton
Michael is a former president and director of CCI-Golden Horseshoe Chapter and currently sits on the CCI- National Executive Board. He is a partner at Clifton Kok LLP, practicing almost exclusively in the fields of condominium management and condominium development law.
ANNIVERSARY
JUNE 7 - 10, 2017Delta Fredericton HotelFredericton, NB
KitchenMARITIMEFreddy Beach
PARTY
CCI-N 2017 SPRING LEADERS’ FORUM Hosted byNew Brunswick
CCI - New Brunswick - Spring 2017 3
4CCI - New Brunswick - Spring 2017
After the vote, the final document can be prepared for registration in a legal paper format containing the following:
- Form 5 for the approval of the Director of Condominiums (DOC);- Form 10 to certify the required vote was obtained to amend the by-law, or- Form 11 to certify the required vote was obtained to amend the declaration;- Form for proof of corporate execution;
At this point of the process the board may contact the office of the DOC to have a look at the document for the purpose of simplifying the process and diminishing the chances for the document to be rejected once it gets to the office of the DOC.
The document will need to be signed in the presence of a Commissioner of Oaths and finally sent by mail to the attention of the DOC for approval. The DOC will submit the document to the Land Registry office for registration.
Before doing any amendments, it would be recommended to contact the office of the DOC and we can share a checklist, some examples of previous amendments and even
a template to help corporations in the preparation of their document.
If a corporation does not feel comfortable to prepare that type of document or does not have anyone with the computer skills to prepare the document, you will have to hire an expert to do this for you.
How to amend a declaration or by-laws?Many condominium corporations are having issues in regards to their declaration and by-laws. It could be for various reasons like: not being clear enough and hard to interpret, being too rigorous (or not enough), missing some provisions or sometimes it may just be a word that needs to be changed.
The good news is that condominium corporations are able to amend their documents themselves. The first step would be to determine what needs to be changed and to prepare the new wording that would better fit their condominium needs. Once the new wording is prepared, the change would need to be voted by the members of the corporation.
It’s very important to understand the hierarchy of governing documents in a condominium:
1. Condominium Property Act2. Declaration 3. By-laws 4. Rules
Items 2, 3 and 4 are unique to each corporation which gives the corporations the power to amend them. The provisions in any of the documents above cannot be contradictory or inconsistent with a document above it. As an example, if a by-law is amended to allow pets but the declaration does not allow having pets, then that new by-law is irrelevant and not applicable.
Après le vote, le document final peut être préparé pour l’enregistrement sur du papier format légal en incluant :
- Formule 5 pour l’approbation du directeur des propriétés condominiales (DPC)- Formule 10 pour certifier que le vote nécessaire pour modifier les règlements administratifs a été obtenu, ou- Formule 11 pour certifier que le vote nécessaire pour modifier la déclaration a été obtenu;- Formule pour la preuve d’exécution;
À ce point, l’association peut contacter le bureau du DPC afin que le document soit vérifié dans le but de simplifier le processus et diminuer les probabilités que le document soit retourné une fois rendu au bureau du DPC.
Le document devra ensuite être signé en présence d’un commissaire aux serments et finalement envoyé par la poste à l’attention du DPC pour l’approbation en vue de l’enregistrement. Le DPC va ensuite soumettre lui-même le document au bureau d’enregistrement.
Avant de procéder à un amendement, il est recommandé de contacter le bureau du DPC qui peut partager une liste de vérifications, des exemples d’amendements antérieurs et même un gabarit pour aider les associations
dans la préparation de leur document.
Si l’association ne se sent pas confortable à préparer ce type de document ou qu’elle n’a pas les ressources informatiques de bases nécessaires pour préparer ce document, elle devrait faire appel à un expert pour l’aider.
Plusieurs associations condominiales ont des difficultés avec la lecture et compréhension de leur déclaration et règlements administratifs. Plusieurs raisons sont évoquées: manque de clarté ou difficulté d’interprétation, trop rigoureux (ou pas assez), clause manquante ou encore un simple mot qui doit être changé dans la formulation.
C’est pour cette raison que les associations condominiales ont le pouvoir d’amender leurs propres documents. La première étape est de déterminer les éléments qui doivent être changés et de préparer la nouvelle clause qui serait la plus appropriée à leurs besoins. Quand cette formulation est adéquate, elle doit être approuvée par les membres de l’association.
Il est très important de comprendre la hiérarchie des documents qui gouvernent une association condominiale :
1. Loi sur la propriété condominiale2. Déclaration3. Règlements administratifs4. Règles
Les éléments 2, 3 et 4 sont uniques à chacune des associations, ce qui leur donne le pouvoir de les amender. Les clauses dans les documents ci-dessus ne peuvent pas être en contradiction ou être incohérent avec un document qui le précède. Par exemple, si un règlement administratif est modifié afin de permettre d’avoir des animaux de compagnie, mais que la déclaration ne le permet pas, alors le nouveau règlement administratif n’est pas pertinent ou non applicable.
Comment modifier une déclaration ou les règlements administratifs ?
André Benoit is the Director of Condominiums for the province of New Brunswick.Originally from Tracadie, N.B., he holds a Bachelor of Science in Geomatics and Surveying from Laval University. André has worked for surveying companies in Quebec earlier in his career and has been with Service New Brunswick for more than 12 years. André started working for the Province of New Brunswick as a Property Mapper in Bathurst and moved to Fredericton in 2010 to work in the Condominium department. He gave many information sessions on Condominiums and works with developers, surveyors, lawyers and condo owners on daily basis to carry out the purposes of the Condominium Property Act.
André Benoit est le directeur des propriétés condominiales pour la province du Nouveau-Brunswick.Originaire de Tracadie, N.-B., il détient un Baccalauréat en sciences géomatiques de l’Université Laval. Il a débuté sa carrière en travaillant dans des firmes privées d’arpentage au Québec et est maintenant à l’emploi de Service Nouveau Brunswick depuis plus de 12 ans. Lors de ses débuts comme employé de la fonction public du Nouveau Brunswick, il occupait le poste de cartographe foncier au bureau de Bathurst. En 2010, il est déménagé à Fredericton au département des propriétés condominales. Il a donné de nombreuses sessions d’information concernant les propriétés condominales tout en travaillant avec les développeurs, les arpenteurs, les avocats ainsi que les propriétaires de condos quotidiennement pour la mise en œuvre de la Loi sur la propriété condominiale.
5CCI - New Brunswick - Spring 2017
Dealing with short-term rentals of condominium units in New Brunswick?
In today’s world of a sharing economy, where goods and services are offered on sites such as Airbnb and VRBO, it is becoming more common to see condominium units available for short-term rentals. But what may seem a good supplementary income opportunity for some condominium owners, may pose concerns for others. In New Brunswick, what options does a condominium corporation’s Board have to deal with the security and increased traffic problems created by short-term rentals?
First of all, condominium corporations are managed by the Board of Directors, who are responsible to ensure the rules are followed and the property is maintained. This obligation extends to any limitations regarding the rental of condominium units and rules regarding the use of common property, such as a fitness room, parking areas, and elevators.
If the condominium corporation does not have existing limitations about rentals, they can be created. These limitations can be introduced, voted on and adopted by the Owners, based on the voting requirements in the Condominium Corporation’s Declaration and/or By-Law.
Condominium Corporations can also make rules on how to govern the common property. This includes rules to regulate the hours when the fitness facility may be used, acceptable level of noise permitted, or where vehicles may be parked. So, a Condominium Corporation could create limitations for short-rentals, whereas, banning rentals altogether may violate Canadian
Human Rights Legislation. For example, creating a rule that will not allow a child to live in the building or refusing to rent to someone based on gender, religion, or ethnicity contravenes this legislation. In addition, rules cannot be created to completely ban the rental of a condominium unit, which could infringe on the Owner’s rights.
What type of limitations can alleviate the concerns for short-term rentals? Although a Condominium Corporation cannot completely prohibit rentals, it can place limits on the length of the rental, for example a minimum rental period of 6 months or 12 months. You can also create limitations for commercial use, provided the property is for residential use only. Rules can restrict renters to the use of the parking spaces allotted to the unit only. This will prevent all of your supplemental or visitor parking from being used by renters.
The New Brunswick Condominium Property Act (Section 53(3)) also requires that a proper lease be used, which informs the Owner of the unit and his tenant of the Rules for the property, covering noise, security, garbage disposal and more. By doing so, this should reduce the number of complaints the Board must respond to and ensure Owners that their security concerns have been addressed.
For more information on limiting short-term rentals, contact Condo-Link Services. We can provide information on what Rules can be created, and explain the process for amending the PROVISIONS RESPECTING THE USE AND OCCUPATION OF UNITS and RULES AND REGULATIONS GOVERNING THE USE OF THE COMMON ELEMENTS
submitted by:Judy Orr, MBAOwner, Condo-Link Services Inc.Treasurer, CCI NB
GoodGovernanceLeadership FinancialPlanningS.M.A.R.T.GoalSetting BookKeepingSuccessionPlanning&Training InspectionsBy-LawEnforcement Maintenance&Repairs
forCondominiums
Singleserviceprovisionorbundleservicesforbestvalue.ServingFredericton,Moncton&SaintJohn
MemberofCCI-NB
APHLisasocialpurposecompany-workingtowardsustainablecommunities.
Contact:[email protected]
tel.:506.858.6397
OfferingserviceinbothOfficialLanguages
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Jason FillmoreRegional Director89 Canterbury Street, Suite 205, Saint John, NB E2L 2N5
506-639-2230 Office: 506-216-3113 Fax: 506-216-3114
www.chfr.ca
ANNIVERSARY
6CCI - New Brunswick - Spring 2017
Tax Tips for Condominium CorporationsA Condominium Corporation is an incorporated entity without share capital whose members are the condominium unit owners. The purposes of the corporation include the management of the real property and other assets of the corporation, as well as making sure the unit owners comply with the Act, the corporation’s declaration and by-laws. In a condominium structure, the land and building are owned jointly by the unit owners and are not recognized in the corporation’s financial statements.
It is very important to have proper bookkeeping set up to be able to easily distinguish between the money received for the general operations and the money received to be put towards the reserve and contingency funds. The reserve fund accumulates money received to be used only for expected future major repairs. The contingency fund is used and applied from time to time towards meeting operating deficits and other common purposes as the board may deem necessary, such as unplanned emergency expenses.
Conseils fiscaux pour les associations condominialesUne association condominiale est une entreprise constituée en société sans capital-actions dont les membres sont les propriétaires des parties privative (unités). Les buts de la société comprennent la gestion des immeubles et autres biens de la société, et s’assurent que les propriétaires d’unités se conforment à la Loi, la déclaration et règlements de l’association. Dans une structure de condominium, le terrain et le bâtiment appartiennent conjointement (en commun) aux propriétaires des unités et ne sont pas reconnus dans les États financiers de l’association.
Il est très important d’avoir une bonne tenue de livres pour être capable de distinguer facilement les argents reçus pour les opérations générales et les argents reçu pour être mis au fonds de réserve et fonds de prévoyance. Le Fonds de réserve accumule l’argent pour être utilisé seulement pour les futures réparations majeures attendues. Le Fonds de prévoyance est utilisé et appliqué de temps à autre pour atteindre les déficits d’exploitation et autres buts communs que le Conseil peut juger nécessaire, telles que les dépenses d’urgence imprévues.
La Loi sur la propriété́ condominiale du Nouveau-Brunswick exige, au minimum, un examen des États financiers. Le Conseil peut également choisir d’avoir leur États financiers audités, ce qui est à un niveau plus élaboré qu’un examen. Si vous ne savez pas si vous avez besoin d’un examen ou d’un audit de vos États financiers, vérifiez vos règlements.
Bien que les associations condominiales sont généralement des entités fiscales exonérées en vertu de la Loi de l’impôt
The Condominium Property Act of New Brunswick requires Condominium Corporations to have reviewed financial statements at a minimum. The Board can also choose to have audited statements, which would be a more detailed exercise than the review. If you are unsure whether you need audited or reviewed financial statements, check your by-laws.
Although Condominium Corporations are generally tax exempt entities under the Income Tax Act in Canada, theystill need to file a T2 Corporation Income Tax Return annually. Filings of T2 Corporation Income Tax Returns are sometimes missed or ignored. All Condominium Corporations must also file a form T1044 ‘‘Non-profit Organization Information Return’’ if they received more than $10,000 in revenue from dividends, interest, rentals, or royalties during a fiscal period, if total assets at the end of the previous year exceeded $200,000, or if a T1044 form has already been filed in the past.
A T2 and a T1044 (if required) must be filed no later than 6 months after the end of the corporation’s fiscal period. Penalties could arise if these forms are not filed on time.
It is important to note that certain operations in a Condominium Corporation could be deemed taxable even though it is a tax-exempt entity. If a condominium corporation carries on a business with the intention of making a profit, the profit generated could be taxable. For example, income received from coin-operated laundry machines, rental of a guest suite and a fitness centre could be taxable. If you are unsure whether certain amounts received by your condominium corporation could be viewed as taxable by the Canada Revenue Agency, please consult your accountant or tax specialist.
sur le revenu au Canada, ils doivent tout de même produire une déclaration T2 « Déclaration de revenus des sociétés » chaque année. Le dépôt des T2 sont parfois oublié ou ignoré. Toutes associations condominiales doivent également produireun formulaire T1044 « Déclaration de renseignements des organismes sans but lucratif » s’ils ont perçus pendant l’exercice des dividendes imposables, des intérêts, des loyers ou des redevances d’une valeur total de plus de 10 000$, la valeur totale de leurs biens était de plus de 200 000$ à la fin de l’exercice précédent ou qu’ils devaient produire la déclaration T1044 pour un exercice précédent.
La T2 et la T1044 (le cas échéant) doivent être déposé au plus tard 6 mois après la fin de l’exercice financier de l’association. Des sanctions pourraient être justifiables si ces formulaires ne sont pas déposés dans les délais prévus.
Il est important de souligner que certaines opérations dans une association condominiale pourraient être réputées taxables même si elle est une entité exonérée d’impôt. Si une association condominiale exploite un service dans le but de réaliser un profit, le profit généré peut être imposable. Par exemple, les revenus provenant de la location de machines à laver payantes, d’une suite d’invité et un centre de remise en forme pourraient devenir imposable. Si vous n’êtes pas sûr si certains montants reçus par votre association condominiale pourraient être considérées comme imposable par l’Agence du revenu du Canada, veuillez consulter votre comptable ou spécialiste de l’impôt.
Julie Maillet, CPA, CAPartner/Associée
7CCI - New Brunswick - Spring 2017
C’est en novembre 2016, que Julia Gautreau, résidente au Village Métropolitain (un regroupement d’une cinquantaine d’associations condominiales), à Dieppe, au Nouveau Brunswick, introduit l’idée d’organiser une guignolée, c’est-à-dire une cueillette d’aliments non périssable, et ceci avec le but d’en faire don à la banque alimentaire du Grand Moncton.
Comme la saison des fêtes, Noël met en défi les ressources des banques alimentaires dû à l’énorme demande…lorsque l’appel se fit pour des bénévoles dans le village, c’est avec le cœur rempli de gaité, de jouissance et d’un désir de contribuer qu’au-delà de 28 personnes se sont portées volontaires pour ce projet.
L’enthousiasme et le dynamisme de cette équipe était palpable. Après quelques semaines où tous, à sa façon, se mit à l’œuvre devant les maintes petits détails qu’une organisation quelconque peut exiger……le jour fatidique fut arrivée.
Accompagné de Saint Nicholas le grand et le petit, nous avons parcouru les rues du village, chantant, riant, sous un ciel qui nous souriait et une neige qui dansait sur la mélodie des chants…s’arrêtant quelques fois pour prendre un breuvage chaud que certaines résidentes offraient pour nous réchauffer.
Nous avons été profondément époustouflés, et touchés par la générosité des gens qui ont fait un don, et très ému de voir les gens aux portes avec leur sourire de support et d’appui.
Et enfin très surpris d’apprendre que la valeur des dons ramassée était estimé à 5000 $. Merci …je dis merci aux bénévoles et à tous et toutes qui ont fait un don. C’est grâce à vous, si nous avons eu le privilège de réussir dans notre projet.
La pauvreté à un prix énorme sur l’estime de soi, la dignité et la santé physique. Nous comme communauté avons par ce projet fait une petite part pour alléger la souffrance chez ces personnes moins nanties, pendant ce temps de l’année qui est si spéciale.
Un projet rassembleur typique du pouvoir communautaire d’un développement condominiale et renforce l’esprit qui devrait régner dans le monde des condominiums.
In November 2016, Julia Gautreau, a resident at the Métropolitain Village (a collection of fifty some condominium associations), in Dieppe, New Brunswick, introduced the idea of organizing a drive of non-perishable food and this with the purpose to donate the food collected to the Greater Moncton Food Bank.
There is usually a great challenge on the resources of food banks due to the huge demand through the Holiday season and more particularly at Christmas ... when the call came for volunteers in the village. It is with a heart full of joy, pleasure and a desire to contribute that more than 28 people volunteered for this project.
The eagerness and vitality of this team was intense. After a few weeks where everyone, in his own way, began to work out the many small details required for such organization... when the fateful day came.
With the warm company of the big and small Saint Nicholas, we walked the streets of the village, singing, laughing, under a sky that smiled at us and a snow that danced to the melody of the songs... stopping a few times
to sip a hot drink offered by some residents to keep us warm.
We were deeply amazed, and motivated by the generosity of people with their donations and very moved to see them at the doors with their smile for support and assistance.
Finally, we were extremely surprised to learn that the donations were valued at $5000. Thank you... l say thank you to all volunteers and to all who donated. It’s because of you, we had the privilege to succeed with our project.
Poverty has a huge price on self-esteem, dignity, and physical health. We, as a community, have contributed a small share to alleviate the suffering for less fortunate people during this time of the year which is so special.
A typical rallying project showing the community power to a condominium development and strengthens the spirit that should prevail in the world of condominiums.
Esprit de Noël / Christmas spirit – Village Métropolitain Village
Anita Belliveau, V-P WCCC#65
TO PET OR NOT TO PET
Why does the word ‘dog ‘compel heated debate when combined with the word condominium?
In the interest of full disclosure I am the owner of a lovely, 65 pound, Lab called Riley. Also I am allergic to cats.
Condominiums and pets are a lively topic and usually anything involving dogs is the liveliest. This is simply because they can be large and loud and need to be walked a few times a day so they are more visible than other types of pets.
Over the years condominiums have tried to regulate pets in many different ways hoping to find a process that works with no need of constant surveillance. Attempts have included; total prohibition, limiting types of pets, limiting the number of pets allowed in a unit, poundage limits i.e. no dog more than 25 lbs. allowed, DNA testing to match dogs to stool samples, conditional licenses and behaviour controls. Regretfully not one of these works perfectly and every condominium will have pet issues from time to time.
The goal is to establish pet rules and regulations which work most of the time, do not cause undue administration and do not put a unit owner in a position of deciding to lie to keep their pet.
Complete prohibition, limiting number and type and poundage clauses do not meet this goal. They all require a constant level of policing by the Board, manager or the unit owner who really hates pets. Unit owners who have pets are quick to say, it is not their dog but belongs to another family member and is just visiting. Also just like a prize fight they put their dog on a starvation diet prior to the weigh in. I have even seen pet reincarnation occur when condominiums decide to prohibit new pets but grandfather existing pets. Black cat dies and black cat reappears – amazing but true sort of.
Evolving medical practices also make complete prohibition impossible. Most people understand that service dogs will be allowed in a no pet building as they are a medical necessity and therefore must be accommodated. This fact now extends to the concept of therapy animals. Doctors are prescribing pets to patients suffering from an increasing wide range of medical ailments. Our Human Rights Legislation will allow a unit owner in a no pet condominium to keep their service or therapy animal in the condominium. As a result you will have pets in condominiums no matter what prohibitions are in place.
Treating pets as being allowed by way of license with consequences for bad behaviour achieves the goal
and acknowledges the truism that there will be pets in condominiums. I include the following section in Declarations I draft allowing pets but making it conditional on them being well behaved:
Owners shall be allowed to keep household pets in their units subject to the By-laws and Common Element Rules of the Corporation. No other animal shall be kept in the units. No animal or pet which is deemed by the Board in its sole discretion to be a nuisance shall be kept by any owner in any unit or on any part of the property. Any owner who keeps any animal or pet in any unit or any part of the property shall, at the request of the Board, remove such animal or pet therefrom forthwith on receipt
of a written notice from the Board or the Manager requesting such removal.
This pet authority allows for pets and allows for pets to be controlled. However, it is not perfect as pet owners have been proven to fight to illogical levels to keep their pet. Our Condominium Act allows for binding mandatory Arbitration and that is the method
of enforcing the above clause when faced with a non-compliant pet owner.
Pets or no pets also has an influence on the marketability of units in a particular condominium. Condominium buying pet lovers will not but into a no pet building. Attempting to administer a complete prohibition on pets may lessen an owner’s ability to easily sell their unit.
Living in a condominium is living in close community with your neighbours. You are joint owners of the common elements so you are also engaged in a non-profit corporate venture. Do unto others as you would have them do unto you is the secret to harmonious condominium living. In no aspect of condominium living is this more evident than the world of pets especially, when that pet is a dog.
Patrick I. Cassidy, Q.C.
PATRICK I. CASSIDY ,Q.C., B.COMM, LLB, M.T.S., A.C.C.I., F.C.C.I.
Pat, is a partner in the law firm of Cassidy Nearing Berryman and has specialized in the area of Condominium Law since 1982. He acts for most of the condominium corporations in Nova Scotia as well as developers of condominium and fractional projects throughout Atlantic Canada. A Past Chair of CCI National and the CCI–NS Chapter. He is a frequent writer for various publications and a lecturer and teacher for several institutions across Canada and America including Dalhousie Law School.
370 Rainsford LaneP.O. Box 1374, Fredericton, N.B. E3B 5E3
Office: 506.457.7001 Fax: 506.455.7001 Toll Free: [email protected] www.vanwart.nb.ca
Established Property Management CompanySpecializing in Property Management Service
since 1972 and a proud member of CCI-NB
8CCI - New Brunswick - Spring 2017
9CCI - New Brunswick - Spring 2017
Maritime Kitchen
Party at the
Boyce Farmers Market
Dinner (Time TBC)
THURS.
JUNE 8, 2017
Catch the ‘Downtown Blues Band’ as we welcome
the group for a traditional downhome Kitchen Party
at Fredericton’s own Boyce Farmers Market. Enjoy
fresh Maritime Lobster with all the
fixings then claim your singalong voices
& put on your dancing shoes.
PRICE: $85.00
JUNE 7 - 10, 2017Delta Fredericton HotelFredericton, NB
KitchenMARITIMEFreddy Beach
PARTY
CCI-N 2017 SPRING LEADERS’ FORUM Hosted byNew Brunswick
All registrations for the CCI-N 2017 Spring Leader’s Forum will be done online.To Register, please visit the below link (or copy and paste it into your browser):
https://cci-portal.ca/events/springleaders2017Canadian Condominium Institute – National Office, 2800 – 14th Avenue, Suite 210, Markham, ON L3R 0E4
Tel: 1-866-491-6216 | Fax: 416-491-1670 | Email: [email protected]
NOTE: If you require an alternate meal, please note on your registration. It must be requested two weeks prior to the event
Meet & Greet
at Brewbakers
Time: 6:00 pm – 9:00 pm
Join us at B
rewbakers in downtown Frederict
on
where the New Brunswick
Chapter Board members
will be present to
personally
welcome yo
u! Onsite
will be Pica
roons Brewery t
o tell th
eir brewing
story,
where you might e
ven find a sample or tw
o!!
PRICE: Free
After an entertaining evening of Lobstering and a long day of committee meetings, join us for an evening of history as the Gallery will host our final reception and dinner.
PRICE: $75.00
“Canada 150 Art Experience”
at the Beaverbrook Art Gallery
Dinner (Time TBC)
CCI New Brunswick
Seminar Dealing With Difficult People Breakfast (Time TBC) Location: Delta Fredericton Room: Grand Ballroom AB
Living in a condo means learning to deal with people…all kinds of people! From Bullying to Dispute avoidance to diffusing volatile situations. Learn ways of assessing and dealing with different personalities in different ways. This session will bring together experts from across the country and some new techniques to handling whatever may come your way!
PRICE: $40.00
WED.
JUNE 7, 2017
FRI., JUNE 9
2017
SAT.,
JUNE
10
2017
Did you know...• Parks Canada has waived entrance fees to all National Parks in 2017 to celebrate Canada’s 150th birthday.• Moncton had almost no snow on the ground during the last two weeks of January 1992. Shortly before noon, January 31, a major storm started. Over the next 54 hours, the city received 161 cm (63 inches) of heavy, wet snow.• In 2014, 55% of Canadians owned a smartphone. Now, two years later, ownership is at 76%, a 38% increase. In 2014, 65% of people who used their phone to pay bills were doing so through apps. By 2016, that number jumped to 85%. • The Sentier NB Trail (SNBT) is a network of multi-use recreational trails using the provincially-owned abandoned railway lines and other municipal and private land as well. Approximately 850 km have been completed to bicycle standards while several hundred other kilometers are usable for walking, snowmobiling, and all-terrain vehicles.• The Las Vegas Strip is the brightest place on Earth when looked at from outer space. The city hosts more than 40 million visitors each year. • New Brunswick is the only province in Canada that experienced a decline in population over a five-year period, according to the 2016 census.
- Submitted by Susan Holland, Membership Chair, CCI New Brunswick, President YCCC#17195 Reynolds Street, Fredericton.Susan is a retired Medical Technologist.
10CCI - New Brunswick - Spring 2017
It is worthwhile, to take time to reflect on the many advantages of living in a condominium. While we are aware of the obvious benefits of condo living, such as shared costs of snow removal, garbage removal, lawn, property and building maintenance and repair, we often overlook one of the most important benefits:
“A sense of “Community” People who live under the same roof make up a “neighbourhood”, a community of sorts. In many ways residents in a condo come into contact with people, more often than those who live in single dwelling homes in neighbourhoods. We meet in the hallways, the parking lot, outside the garbage shed, common areas and the laundry room. “Community” is about sharing and togetherness condo amenities are natural spots where socializing happens. Chatting while you meet in the community spaces provides an opportunity to nurture mixing and mingling with like-minded neighbours. Theses areas increase a sense of belonging in a community of contemporaries. Sometimes it is as simple as a smile, or a “good morning” greeting that helps to add camaraderie to the condo community. Another benefit of condo living is the fact that there are rules and regulations to protect people’s rights and safety. These guidelines enforced by the Condominium
Corporation, exist to help promote consideration, foster respect and continue to protect the resident’s investment. There is an old proverb that says; “If you want good neighbours, you must first be a good neighbour.” It is all about the little things that help make a “Community” thrive. It is easy to lend a helping hand to a neighbour, in need. Whether it is helping with the groceries, pushing or shoveling a car in winter, delivering a meal to a sick neighbor, or delivering a newspaper with a smile, little things matter. As a condo owner, you decide how much “togetherness” you want. Your condo is your own private sanctuary, however, your home is much more than the walls that surround you. Home, is also determined by the people in your neighbourhood. This is how you shape “Community” in your condominium. Make the most of your condo community living experience. Extend a hand in friendship, consider running for election on your condo board, volunteering on condo committees. You will be glad you did and you are making a direct impact on making your condo a vibrant vertical “Community” and remember, “If you want good neighbours…be a good neighbour.
submitted by: Beth McDermott, YCCC#2, Birches Condominiums, Fredericton.
A Sense of Community
Professional Members DirectoryDon Bourque ...........................................Advance Savings Credit Union ............................ 506-874-0470
Julie Clarke ..............................................Atlus Group ......................................................... 506-450-7150
Stephen Davies ........................................APHL .................................................................. 506-863-4774
Tabatha Palmer ........................................Cambridge McKnight Insurance Ltd ..................... 506-458-1805
Jason Fillmore ..........................................Canada Homes for Rent ...................................... 506-216-3113
Diana Otteson .........................................CitiGroup Properties Ltd ...................................... 506-459-7799
Judy Orr ..................................................Condo-Link Services Inc. ..................................... 506-455-9207
Philomena Williams, CRP ........................Condominium Reserve Funds Inc. ....................... 506-454-3499
Carson Butts ............................................Considerate Property Management ...................... 506-444-1426
Lincoln Thompson ...................................Gardiner Realty Royal LePage .............................. 506-458-9999
Judy Wood ...............................................JL Wood Bookkeeping ......................................... 506-455-5397
Julie Maillet .............................................LeBlanc & Maillet CPA ........................................ 506-854-7078
Matthew DeWitt ......................................Matthew C. DeWitt Law Office ........................... 506-451-6288
Scott Wilson ............................................McInnes Cooper .................................................. 506-643-6505
Trevor Houweling ....................................Pinchin LeBlanc Environmental Ltd. .................... 902-461-9999
Ian Culligan .............................................Remax Group Four Realty Ltd .............................. 506-470-8786
Charles Whitman .....................................Royal LePage Atlantic .......................................... 506-857-2100
Chris McLeod .........................................Twello Property Management .............................. 506-658-8727
Pam Cogswell .........................................VanWart Management Ltd ................................... 506-457-7001
Tami Levesque .........................................Wilson Insurance ................................................ 506-450-1480
CCI - New Brunswick - Spring 2017 11
Leadershipetgouvernancedequalité PlanificationfinancièreÉtablissementd’objectifsS.M.A.R.T. TenuedelivresPlanificationetformationdelarelève InspectionsApplicationdeslois Entretienetréparations
APHLestuneentrepriseàvocationsocialetravaillantenvuedecréerdescommunautésviables.
Condominiums
ServiceuniqueouforfaitpourunemeilleurevaleurServicesassurésàFredericton,àMonctonetàSaintJohn
MembreduCCI-NB
Personne-ressource:[email protected]
Téléphone:506-875-3884
Servicesoffertsdanslesdeuxlanguesofficielles
ANNIVERSARY
2016 - 2017 Rates for CCI New Brunswick
Business/Professional RATES
Membership Ad in Newsletter Sponsorship
membership only $150.00 annually
business card ad $65.00 per insert
1/4 page ad $130.00 per insert
1/2 page ad $260.00 per insert
GOLD Sponsor $500.00 per event
SILVER Sponsor $300.00 per event
BRONZE Sponsor $200.00 per event
Packed Rates Description
Package A annual Membership + business card ad in 2 issues of Newsletter
$260.00
Package B annual Membership + 1/4 page ad in 2 issues of Newsletter $350.00
Package C annual Membership + 1/2 page ad in 2 issues of Newsletter $575.00
Package D annual Membership + 1 Event Sponsorship (GOLD) $600.00
Package E annual Membership + 1 Event Sponsorship (SILVER) $425.00
Package F annual Membership + 1 Event Sponsorship (BRONZE) $325.00
Package G annual Membership + 2 Events Sponsorship (GOLD) $1000.00
Package H annual Membership + 2 Events Sponsorship (SILVER) $700.00
Package I annual Membership + 2 Events Sponsorship (BRONZE) $500.00
Package J annual Membership + business card ad x 21 Event Sponsorship (GOLD)
$685.00
Package K annual Membership + business card ad x 21 Event Sponsorship (SILVER)
$515.00
Package L annual Membership + business card ad x 21 Event Sponsorship (BRONZE)
$430.00
Package M annual Membership + business card ad x 22 Events Sponsorship (GOLD)
$1100.00
Package N annual Membership + business card ad x 22 Events Sponsorship (SILVER)
$770.00
Package O annual Membership + business card ad x 22 Events Sponsorship (BRONZE)
$600.00
CCI-NB Newsletter Ad RatesAdvertising Opportunity
Your advertising support of our Newsletter provides you and your company with opportunities to expand your business profile in the condominium community. Want to expand your reach and broaden your message through Condo
Corporations, Business Owners and Professionals in New Brunswick? Our Condo Corporations represent an untapped advertising potential with a captive audience.
Are you excited, already?Consider advertising in our semi-annual newsletters Spring and Fall
For more information contact:Beth McDermott - [email protected]
12CCI - New Brunswick - Spring 2017
