Baywest Property Management Welcome Package - Qualex

#301 - 1195 West Broadway, Vancouver
British Columbia, Canada V6H 3X5
Phone (604) 257-0325
Welcome to District Crossing
Here is a quick summary of what you need to know:
Paying Your Strata Fees
Strata fees start on September 1, 2011.
Please see your Baywest Welcome Package for details and payment options.
Ordering an Extra Fob
There is an order form in your Baywest Welcome Package.
Getting Your Name in the Enterphone
There is a form in your Baywest Welcome Package.
Emergency Contact Number
Call 911 for life threatening emergencies, fire, police or ambulance. Call the Baywest
24 hour emergency number at 604-257-0325 for other building emergencies such as a
water leak or a broken window.
Important Contact Names and Numbers
Strata Manager: Laszlo Antal at 604 – 501 - 8773
Baywest 24 hour Emergency: 604 – 257 - 0325
Security
Call 911 if you see any suspicious activities and be sure to close all doors behind you
including the garage door.
Do not let anyone you do not know into the building.
Remember that thieves target new buildings as they are easy to get into.
Deficiencies
Insuite deficiencies are between you and the Developer. Please check your Homeowner
Manual to see what the Developer’s deficiency reporting procedures are.
Common area deficiencies
[email protected]
should
be
emailed
to
your
Strata
Manager
at
Rentals
If you rent your suite to a tenant you must provide the management company with a
Form K. There is a Form K in your Baywest Welcome Package or you may print a Form
K from the Baywest website at www.baywest.ca.
Please review your Baywest Welcome Package and your Homeowner Manual for
more detailed information regarding your new home.
August 2, 2011
The Owners – District Crossing
Strata Plan BCS 4175
1673, 1677 and 1679 Lloyd Avenue
North Vancouver, B.C.
V7P 0A9
Dear Owners,
RE:
APPOINTMENT OF STRATA AGENT
We are pleased to advise Baywest Management has been appointed by Qualex-Landmark
Communities Inc. as Strata Agent for District Crossing. We welcome you to your new home and
look forward to working with the Strata Council and owners in the start up and ongoing success
of the Strata Corporation.
In its twenty-three year history Baywest has grown to become British Columbia’s most
progressive strata management company. Your Strata Manager will work with your elected
Strata Council in the management of the common property of your Strata Corporation. The
Strata Manager will hold meetings with the Strata Council and provide the Strata Council with
the information it requires to make prudent decisions. The Strata Manager’s education and
experience with similar Strata Corporations permits him to successfully guide the Strata Council
through issues such as awarding maintenance contracts, financial planning, writing bylaws, and
maintaining the property to a high standard.
Your Strata Manager at District Crossing is Laszlo Antal.
Laszlo may be reached
directly by telephone at 604-501-8773, directly by fax at 604-592-3646, or by email at
[email protected].
Accountant, Snoopy Sum, will oversee the financial affairs of your Strata Corporation.
Please do not hesitate to contact Snoopy directly by telephone at 604-595-2780, directly
by fax at 604-592-3681 or by email at [email protected] should you have accounting
related questions.
We also wish to introduce you to Joanna Alexander, the Team Leader of our New
Construction Team. Joanna may be reached directly by telephone at 604-592-3545,
directly by fax at 604-592-6110 or by email at [email protected].
In addition to the foregoing, Baywest provides emergency services to the Strata Corporation
24/7. It’s important to distinguish between a personal emergency and a strata emergency. For
emergencies requiring the police, fire department or ambulance, call 911 without delay. If the
building is suffering damage due to events such as a water leak, a broken window or a broken
garage door call the 24 hour Baywest emergency service. Personal emergencies, such as
locking yourself out of your home, are not strata emergencies and should be dealt with on your
own. If in doubt, call the Baywest emergency service and we will direct you accordingly. The
number is 604 – 257 - 0325.
The building (with the exception of your personal possessions) is insured through BFL Canada
Insurance Services Inc., a leader in strata corporation insurance in the Lower Mainland. A
summary of the insurance policy will be included with your notice of Annual General Meeting.
We strongly recommend you purchase contents and liability coverage to protect your personal
possessions and to protect against legal actions resulting from accidents occurring within your
suite. If you have upgraded your suite in any way (added wallpaper, upgraded flooring, etc.)
you also need to purchase coverage for the upgrades. We suggest you speak with your
insurance agent regarding your needs as a new condominium owner. If you would like to obtain
a quote from BFL Canada, we have included their Regal Cover brochure.
As per the Strata Property Act, the first Annual General Meeting will be held once 50% + 1
strata lots have been conveyed to the new owners. At least two weeks prior to the meeting we
will advise you in writing of the date and provide a meeting agenda. At the meeting you will
have the opportunity to meet your Strata Manager and other Baywest staff members. In this
interim period, please do not hesitate to contact our staff members noted above with questions
regarding District Crossing or condominium living in general.
Welcome to Baywest! We look forward to meeting you at the Annual General Meeting and
invite you to visit our website at www.baywest.ca.
Yours Truly,
BAYWEST MANAGEMENT CORP
Cindy Street
Vice President, Business Development
Direct: 604-714-1521
Email: [email protected]
STRATA FEES
Your first full month of strata fees is due on the first of the month following the month in which
you take possession. For example, if you take possession on August 18th your strata fees start
September 1. An estimate of strata fees applicable to your strata lot are listed in your
Disclosure Statement (fee schedule enclosed). Please refer to the enclosed brochure titled
Paying Your Strata Fees. What are the Options?
GOVERNANCE OF YOUR STRATA CORPORATION
Your Strata Corporation is governed by the Strata Property Act of British Columbia. The Act
sets out a Schedule of Standard Bylaws which is a generic set of bylaws applicable to every
new Strata Corporation in B.C. In addition to the Standard Bylaws, there are supplementary
bylaws listed in your Disclosure Statement as Exhibit C.
District Crossing - BCS 4175
Interim Strata Fees
Annual Hot Water Charges
Unit
Strata
Lot
Unit
Entitlement
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
57
70
70
96
94
64
86
65
57
70
70
88
90
106
94
64
86
65
57
70
70
88
90
106
94
64
86
65
62
76
76
84
84
80
63
62
62
62
78
79
73
78
62
62
76
76
84
84
CRF
Operating Expenses
Contribution
Contribution
7.06
8.67
8.67
11.89
11.65
7.93
10.66
8.05
7.06
8.67
8.67
10.90
11.15
13.13
11.65
7.93
10.66
8.05
7.06
8.67
8.67
10.90
11.15
13.13
11.65
7.93
10.66
8.05
7.68
9.42
9.42
10.41
10.41
9.91
7.81
7.68
7.68
7.68
9.66
9.79
9.04
9.66
7.68
7.68
9.42
9.42
10.41
10.41
141.29
173.52
173.52
237.96
233.01
158.64
213.18
161.12
141.29
173.52
173.52
218.13
223.09
262.75
233.01
158.64
213.18
161.12
141.29
173.52
173.52
218.13
223.09
262.75
233.01
158.64
213.18
161.12
153.69
188.39
188.39
208.22
208.22
198.30
156.16
153.69
153.69
153.69
193.35
195.83
180.95
193.35
153.69
153.69
188.39
188.39
208.22
208.22
Total
Strata Fee
148.35
182.19
182.19
249.86
244.65
166.57
223.83
169.18
148.35
182.19
182.19
229.04
234.24
275.89
244.65
166.57
223.83
169.18
148.35
182.19
182.19
229.04
234.24
275.89
244.65
166.57
223.83
169.18
161.37
197.81
197.81
218.63
218.63
208.22
163.97
161.37
161.37
161.37
203.01
205.61
190.00
203.01
161.37
161.37
197.81
197.81
218.63
218.63
Hot Water
Charge
175.92
216.05
216.05
296.29
290.12
197.53
265.43
200.62
175.92
216.05
216.05
271.60
277.78
327.16
290.12
197.53
265.43
200.62
175.92
216.05
216.05
271.60
277.78
327.16
290.12
197.53
265.43
200.62
191.36
234.57
234.57
259.26
259.26
246.91
194.44
191.36
191.36
191.36
240.74
243.83
225.31
240.74
191.36
191.36
234.57
234.57
259.26
259.26
District Crossing - BCS 4175
Interim Strata Fees
Annual Hot Water Charges
Unit
Strata
Lot
Unit
Entitlement
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
74
75
76
77
78
79
80
81
82
83
84
85
86
87
88
89
90
91
92
93
94
95
96
80
63
62
62
62
78
79
73
78
62
62
76
76
84
84
80
63
62
62
62
78
79
73
78
62
62
76
62
62
62
62
78
79
73
78
62
84
63
55
55
84
83
78
62
79
84
63
55
CRF
Operating Expenses
Contribution
Contribution
9.91
7.81
7.68
7.68
7.68
9.66
9.79
9.04
9.66
7.68
7.68
9.42
9.42
10.41
10.41
9.91
7.81
7.68
7.68
7.68
9.66
9.79
9.04
9.66
7.68
7.68
9.42
7.68
7.68
7.68
7.68
9.66
9.79
9.04
9.66
7.68
10.41
7.81
6.81
6.81
10.41
10.28
9.66
7.68
9.79
10.41
7.81
6.81
198.30
156.16
153.69
153.69
153.69
193.35
195.83
180.95
193.35
153.69
153.69
188.39
188.39
208.22
208.22
198.30
156.16
153.69
153.69
153.69
193.35
195.83
180.95
193.35
153.69
153.69
188.39
153.69
153.69
153.69
153.69
193.35
195.83
180.95
193.35
153.69
208.22
156.16
136.33
136.33
208.22
205.74
193.35
153.69
195.83
208.22
156.16
136.33
Total
Strata Fee
208.22
163.97
161.37
161.37
161.37
203.01
205.61
190.00
203.01
161.37
161.37
197.81
197.81
218.63
218.63
208.22
163.97
161.37
161.37
161.37
203.01
205.61
190.00
203.01
161.37
161.37
197.81
161.37
161.37
161.37
161.37
203.01
205.61
190.00
203.01
161.37
218.63
163.97
143.15
143.15
218.63
216.02
203.01
161.37
205.61
218.63
163.97
143.15
Hot Water
Charge
246.91
194.44
191.36
191.36
191.36
240.74
243.83
225.31
240.74
191.36
191.36
234.57
234.57
259.26
259.26
246.91
194.44
191.36
191.36
191.36
240.74
243.83
225.31
240.74
191.36
191.36
234.57
191.36
191.36
191.36
191.36
240.74
243.83
225.31
240.74
191.36
259.26
194.44
169.75
169.75
259.26
256.17
240.74
191.36
243.83
259.26
194.44
169.75
District Crossing - BCS 4175
Interim Strata Fees
Annual Hot Water Charges
Unit
Strata
Lot
Unit
Entitlement
97
98
99
100
101
102
103
104
105
106
107
108
109
110
111
112
113
114
115
116
117
118
119
120
121
122
123
124
125
126
127
128
129
63
55
62
55
84
83
78
62
79
84
63
55
63
55
62
55
84
83
79
63
79
84
63
55
63
56
63
55
84
83
79
63
79
9299
CRF
Operating Expenses
Contribution
Contribution
7.81
6.81
7.68
6.81
10.41
10.28
9.66
7.68
9.79
10.41
7.81
6.81
7.81
6.81
7.68
6.81
10.41
10.28
9.79
7.81
9.79
10.41
7.81
6.81
7.81
6.94
7.81
6.81
10.41
10.28
9.79
7.81
9.79
156.16
136.33
153.69
136.33
208.22
205.74
193.35
153.69
195.83
208.22
156.16
136.33
156.16
136.33
153.69
136.33
208.22
205.74
195.83
156.16
195.83
208.22
156.16
136.33
156.16
138.81
156.16
136.33
208.22
205.74
195.83
156.16
195.83
Total
Strata Fee
163.97
143.15
161.37
143.15
218.63
216.02
203.01
161.37
205.61
218.63
163.97
143.15
163.97
143.15
161.37
143.15
218.63
216.02
205.61
163.97
205.61
218.63
163.97
143.15
163.97
145.75
163.97
143.15
218.63
216.02
205.61
163.97
205.61
24,202.51
Hot Water
Charge
194.44
169.75
191.36
169.75
259.26
256.17
240.74
191.36
243.83
259.26
194.44
169.75
194.44
169.75
191.36
169.75
259.26
256.17
243.83
194.44
243.83
259.26
194.44
169.75
194.44
172.84
194.44
169.75
259.26
256.17
243.83
194.44
243.83
28,700.43
PAYING YOUR STRATA FEES
WHAT ARE THE OPTIONS?
1. ONLINE BANKING
Online banking gives you complete control over your strata fee payments and the assurance
that your strata fees will be paid on time every month. You can eliminate stamps, envelopes and
paperwork – its the green way to pay! And there is no need to inform us if you change banks or
bank accounts – you choose which account to pay from.
Follow these simple steps to set up online strata fee payments:
1. Sign onto your online banking site.
2. Go to the bill payment option.
3. Add Baywest Management Corp as a Payee.
4. You will be asked to provide an ID number. Your ID number is
SBCS417500___ ___ ___ Fill in the 3 blanks with your strata lot number. Do not use your suite number. If your
lot is only 1 or 2 digits put zeros, not Oh’s, in the first blanks.
strata
5. Enter your payment amount and payment date. Please note that your strata fees are due
on the 1st of each month and it will take 1 to 3 business days for your payment to reach us.
As your strata most probably assesses late penalties on payments received after the 1st, we
suggest you set the payment date around the 26th of each month for payment the following
month.
6. For added convenience we highly recommend you set your strata fee up as a recurring
payment.
7. Follow any other instructions required by your financial institution and you are done.
You now have complete control over your strata fee payments and the peace of mind of knowing
that your strata fees will be paid on time each month.
Any questions or problems? Just give our Accounts Receivable Helpdesk a call, toll free from
anywhere, at 1-877-585-4411.
Its been our pleasure to assist you in streamlining one more thing in your busy day.
so you can live your life 
2. PERSONALLY APPROVED PAYMENTS – PAP
By signing up for Personally Approved Payments you are authorizing your bank to transfer a
specific amount of money to the strata corporation’s bank on the 1st of each month. Once in
place the monthly transfer will occur automatically and if your strata fees change, your monthly
deduction will automatically change as well.
Follow these steps to set up Personally Approved Payments:
1. Complete the enclosed Pre-authorized Payment Service Agreement and return it, along with
a VOID cheque, to our office. You may mail, fax or email the information to us. Our contact
information is at the bottom of the form.
2. Remember to let us know if you make any changes to your banking arrangements.
Any questions or problems? Just give our Accounts Receivable Helpdesk a call, toll free from
anywhere, at 1-877-585-4411.
.
3. POST DATED CHEQUES
Post dated cheques are a more time consuming and complicated way to pay your strata fees. Its
suitable for owners that do not have computer access or do not like auto payments. It requires an
owner to write out 12 cheques each year and to stay on top of fiscal year and strata fee changes.
Follow these steps to pay your strata fees by post dated cheques:
1. Determine the fiscal year of your strata corporation.
2. Write out 12 cheques dated for the 1st of each month and payable to your Strata Plan
number. Examples of your Strata Plan number might be BCS 1234, LMS 2345 or KAS 4332.
3. Mail or drop off the cheques to our office. Our address is Baywest Management, Central
Accounting Office, 13468 77th Avenue, Surrey, B.C., V3W 6Y3. If you are delivering your
cheques in person you are welcome to stop in at any of our offices.
4. Make a note on your calendar as to when the cheques will run out to ensure you do not
inadvertently fall behind on your strata fee payments.
5. If you have an Annual General Meeting coming up its best to send in only 3 cheques for the
upcoming fiscal year as, once the AGM has been held and the new fees confirmed, you can
write 9 cheques for the new amount and send in 1 make up cheque to cover the shortfall of
the 3 cheques you sent previously.
6. Please note that if you live in a brand new strata, one that has just been built, you will be
paying one strata fee amount during the interim period and another strata fee amount once
the fiscal year starts. Your cheques will therefore need to be adjusted once the fiscal year
starts.
Between changeovers in fiscal years, interim periods for new stratas, and AGMs held after the
fiscal year has finished you almost need to be an Accountant to keep on top of how much to pay
and when. We therefore suggest you consider Online Payments or Personally Approved
Payments to streamline your strata fee payments.
The undersigned hereby authorizes BAYWEST MANAGEMENT CORPORATION to draw monthly debits by paper or
electronic entry covering payments due by the undersigned to:
Strata Plan:
Strata Lot #:
Building Name:
Owner(s) Name:
Unit Address: #
-
Phone #:
-
-
Monthly strata fees
Type of Service (mark one): Business
Starting on first day of: (MM-YY)
Personal
-
$
Monthly charges (e.g. parking, storage, etc)
.
$.
To authorize withdrawals to clear arrears, please initial box
The undersigned hereby:
1.
Acknowledges that this form must reach Baywest Management Corporation 7 business days before the month for the withdrawal to be
st
effective the 1 day of the following month. Late forms will be processed at a later date and the undersigned will ensure that sufficient
funds are set aside and available in the month concerned for the withdrawal.
2.
3.
Warrants that all persons whose signatures are required to sign on this account have signed this agreement;
Acknowledges that, in order to cancel this agreement, written notice of revocation shall be given to Baywest Management Corporation 7
business days prior to the next scheduled date of pre-authorized debit.;
4.
Acknowledges that any delivery of this authorization by you constitutes delivery by the undersigned to the processing institution;
5.
Agrees to inform Baywest Management Corporation in writing of any change of account information provided in this authorization 7
business days prior to the next scheduled date of pre-authorized debit;
6.
Authorizes Baywest Management Corporation to increase/decrease amounts drawn on the account from year to year as future budgets
adopted by my Strata Corporation affect monthly strata fees; AND
7.
Agrees to waive the pre-notification requirements of Rule H1 S15(a) of the Canadian Payments Association.
I have certain recourse rights if any debit does not comply with this agreement. For example, I have the right to receive reimbursement for any
PAD that is not authorized or is not consistent with this PAD Agreement. To obtain a form for a Reimbursement Claim, or for more information
on my/our recourse rights, I may contact my financial institution or visit www.cdnpay.ca.
I understand the personal information provided above is for the purposes of identifying and communicating with me, processing payments,
ensuring the orderly management of the Strata Corporation and complying with legal requirements. I hereby authorize the Strata Corporation
to collect, use and disclose my personal information for these purposes.
Signature ___________________________________________
Date ________________
Banking information must be provided via void cheque or on document verified by your
financial institution.
PLEASE ATTACH A VOID CHEQUE HERE
Please return this form to Baywest Management Corporation 7 business days before the month for the
withdrawal to be effective the 1st day of the following month. Late forms will be processed at a later date.
NO COVER PAGE REQUIRED FOR FAX
Fax: 604-592-6114 Toll Free Fax: 1-877-592-3647 Email: [email protected] Mail: 13468 77th Ave, Surrey, BC V3W 6Y3
PLEASE COMPLETE AND RETURN TO BAYWEST
PRE‐ AUTHORIZED PAYMENT SERVICE AGREEMENT MOVING IN TO DISTRICT CROSSING
It is ESSENTIAL that all residents book the elevator before moving
into District Crossing.
Please check your Homeowner Manual for contact information on
who to call to book your move in.
If you are renting your suite to a tenant, please advise your tenant
who to call to book the elevator.
During the first 3 months that the building is open the elevator(s) will
be very busy moving new residents into the building. Please ensure
to book your move well in advance of your preferred date.
While moving, DO NOT block the elevator doors to hold them open.
The elevator will sense a safety concern and shut down. Elevator
repair technicians will be requested to attend which will result in the
elevator being out of service for a number of hours. In addition, the
strata corporation will be invoiced for each service call.
Thank you for your co-operation during this busy period.
so you can live your life 
IMPORTANT CONTACT INFORMATION
VANCOUVER OFFICE: 604-257-0325
24 HOUR EMERGENCY SERVICE: 604-257-0325
STRATA MANAGER
Laszlo Antal
Direct 604-501-8773
[email protected]
ACCOUNTANT
Snoopy Sum
Direct 604-595-2780
[email protected]
PRE AUTHORIZED PAYMENTS (PAC)
Kamila Duda
Direct: 604-592-3541
[email protected]
ACCOUNTANTS RECEIVABLE
Tammy Baier-Hansen
Direct: 604-501-4411
[email protected]
TEAM LEADER
Joanna Alexander
Direct 604-592-3545
[email protected]
If you are mailing accounting related paperwork, please send it directly to our
central accounting office at:
Baywest Management
13468 77th Avenue
Surrey, B.C., V3W 6Y3
so you can live your life 
WHO TO CONTACT AT BAYWEST
DISTRICT CROSSING – BCS 4175
BUILDING NAME – DISTRICT CROSSING
STRATA PLAN BCS 4175
UNIT NUMBER: _______________________
OWNER INFORMATION
Owner's Name:
Property Address: _________ - _____________ Lloyd Avenue, North Vancouver, B.C., V
Mailing Address (if different from property address):
Home Phone: _________________
Work Phone: _________________
Cell #:
________________
Cell #:
________________
E-Mail Address:
EMERGENCY CONTACT INFORMATION
Contact's Name:
Home Phone: _________________
Work Phone: _________________
Do you live in the unit?
YES
NO
Do you rent out the unit?
YES
NO
NON RESIDENT OWNERS
If you rent your strata lot under the Bylaws of the Strata Corporation, you are required under Section 146 of the
Strata Property Act to complete a Form K, Notice of Tenant's Responsibilities, and return it to the management
company. If you require a Form K, please download one from our website at www.baywest.ca.
I hereby authorize Strata Plan BCS 4175 to collect, use and disclose my personal information set out above for purposes of
identifying and communicating with me, processing payments, responding to emergencies, ensuring the orderly
management of Strata Plan BCS 4175, and complying with legal requirements.
Signature _________________________________
Date ______________
Return to:
Baywest Management Corp
Central Administration
13468 77th Avenue, Surrey, B.C., V3W 6Y3
Fax Toll Free: 1-866-592-3635 / Email: [email protected]
PLEASE COMPLETE AND RETURN TO BAYWEST
OWNER INFORMATION
GETTING YOUR NAME IN THE ENTERPHONE
If you would like to have your name or OCCUPIED programmed into the
Enterphone, please complete this form below and fax or email it to Strata
Manager, Laszlo Antal, at Baywest Management at 604-592-3646 or by
email at [email protected].
Your Name:
Your Suite Number:
Your Phone Number:
*
How you would like your name to appear in the Enterphone (maximum
15 characters):
* In the interest of building security, please do not provide a cell phone
number.
PLEASE COMPLETE AND RETURN TO BAYWEST
DISTRICT CROSSING – BCS 4175
Owners wishing to purchase additional door fobs should complete the
bottom of this form, attach a cheque payable to BCS 4175, and forward it
to your Strata Manager at:
Baywest Management
301 – 1195 West Broadway
Vancouver, B.C. V6H 3X5
We will program your requested fobs and contact you when they are
ready for pick up.
NAME:
UNIT NUMBER:
PHONE NUMBER:
garage / door fobs x $65/per fob
$
(# required)
(total payable)
all door tags (excluding garage) x $25/per tag
(# required)
$
(total payable)
Don’t forget to attach a cheque to your order form.
Only order forms with cheques attached will be processed.
FOR OFFICE USE ONLY
 cheque received in the amount of $___________
PLEASE COMPLETE AND RETURN TO BAYWEST
DISTRICT CROSSING – BCS 4175
ADDITIONAL DOOR FOBS
Re:
Strata Lot ________ of Strata Plan BCS 4175 (District Crossing) Unit # ________
Street Address of Strata Lot
Names(s) of tenant(s)
Tenancy Commencing:
Tenant Phone #:
IMPORTANT NOTICE TO TENANTS:
1.
Under the Strata Property Act, a tenant in a strata corporation must comply with the
bylaws and rules of the strata corporation that are in force from time to time (current
bylaws and rules attached).
2.
The current bylaws and rules may be changed by the strata corporation, and if they are
changed, the tenant must comply with the changed bylaws and rules.
3.
If a tenant or occupant of the strata lot, or a person visiting the tenant or admitted by the
tenant for any reason, contravenes a bylaw or rule, the tenant is responsible and may be
subject to penalties, including fines, denial of access to recreational facilities, and if the
strata corporation incurs costs for remedying a contravention, payment of those costs.
Date:
Address of landlord, or agent of landlord:
Signature of Landlord, or Agent of Landlord
Signature of Tenant
Owner’s Phone #:
Signature of Tenant
Return to:
Baywest Management Corporation
Attn: Central Administration
13468 77th Avenue, Surrey, B.C., V3W 6Y3
Fax Toll Free: 1-866-592-3635 / Email: [email protected]
PLEASE COMPLETE AND RETURN TO BAYWEST
Strata Property Act
Form K
NOTICE OF TENANT'S RESPONSIBILITIES
(Section 146)
baywest.ca
new home information
congratulations
what is the strata property act?
Congratulations on the purchase of your new home. We encourage you to read the following
information to gain an overview of how strata corporations work, your responsibilities as
an owner, and items you should attend to within the first month of ownership.
The Strata Property Act is provincial legislation that governs how the strata corporation
must be operated. A Strata Manager is an expert on the Strata Property Act and will
ensure the Strata Council operates according to the guidelines set out in the Act.
what is a strata corporation?
what does a resident manager do?
A strata corporation is formed when land and buildings are subdivided such that parts of
the total property are individually owned and parts are jointly owned by all those involved.
The parts of the property that are individually owned are called strata lots, more commonly
referred to as your suite or your home. The parts of the property that are jointly owned are
called common property and include such things as the land, the hallways, the garage and
the elevator. You therefore, own 100% of your suite and share in the ownership of the
common property with all other owners.
If your strata corporation is large it will have a Resident Manager living on the property
or a Site Manager who does not live on the property but comes to the property daily. This
person handles day to day maintenance issues such as cleaning the building, overseeing
contractors, maintaining the security system, and monitoring the building’s systems.
what does the strata council do?
The Strata Council is a elected group of owners that manages the common property of
the strata corporation. The Strata Council makes all major decisions related to the strata
corporation. If you would like to communicate with your Strata Council, send a letter or
an email to your Strata Manager and your communication will be presented to the Strata
Council at the next Council meeting.
what does the strata manager do?
A Strata Manager is a licensed professional that works with the Strata Council to manage
the common property. As Strata Council members are not experts on managing strata
corporations, a Strata Manager is hired to perform many of the duties of the Strata
Council. Strata Managers organize the repair and maintenance of the common property,
manage the strata corporation’s funds, and assist the owners on a day to day basis.
what if i’m a landlord?
People that purchase a suite as an investment and rent it to a tenant are called landlords.
A landlord has the same rights and responsibilities as any other owner and must manage
his/her tenant. A landlord must provide a Form K to the management company each time
the tenant changes. A Form K may be downloaded from the Baywest website at baywest.ca.
how do property taxes work?
Property taxes are between you and the city. The strata corporation is not involved in
property taxes. Most cities and municipalities have excellent websites that fully explain
how property taxes are calculated and what they cover. Check out your city’s website for
more information.
what are bylaws and rules?
who maintains my suite?
Bylaws and Rules are guidelines that, unlike the Strata Property Act, are specific to your
strata corporation. They govern how the strata corporation operates and resident behavior.
Bylaws are set by a vote of the general ownership and Rules are set by the elected Strata
Council. Residents must abide by the Bylaws and Rules or face financial penalties.
You own your suite and therefore must maintain it. Remember that the strata corporation
only maintains the common property. You should know where your water shut off and
electrical panel are located. You should also set a schedule for maintaining the washing
machine and dishwasher hoses, the toilet seals, tile grout in the bathrooms, hot water
tank and furnace. And don’t forget to winterize your outside water tap if you have one.
how do strata fees work?
On the first of each month you must pay a strata fee to the strata corporation to cover your
share of the cost of operating the common property. The amount paid is based on the strata
corporation’s budget and the size of your suite. You may pay your strata fees by automatic
withdrawals from your bank account, postdated cheques, online banking or in person at a
Baywest office. Refer to your Baywest Welcome Package for more information.
what if i want to change something in my suite?
what is the annual general meeting for?
should i change the locks?
The Strata Property Act requires that once a year all owners get together to adopt a
budget for the upcoming fiscal year and to elect a new Strata Council for the upcoming
year. Others items, such as bylaws and special projects, may also be discussed. It is very
important to attend the Annual General Meeting to discuss items on the agenda and to
cast your vote regarding the operations of your strata corporation.
We recommend that you change the lock on your suite entry door, even if your suite is
brand new. You just need to change the tumbler, not the doorknob or other hardware.
Under the Strata Property Act an owner is not permitted to change the appearance of the
common property without the prior permission of the Strata Council. As the appearance
of your front door falls into this category, you may change the tumbler without Council’s
permission but not the doorknob or other hardware.
do i need to buy insurance?
Yes, you do. While the strata corporation’s budget covers insurance for the common
property, you must purchase insurance for your suite. Coverage should include contents,
third party liability, upgrades and deductible insurance. Speak with your insurance
agent to ensure you have the insurance you require to live peacefully in your new home.
If you do not have an agent, we recommend you use the agent that handles the strata
corporation’s insurance policy.
Strata buildings are complex in that some components of your suite, the plumbing for
example, are interconnected with greater systems in the building. Before making any
suite alterations, such a moving an interior wall or replacing the taps, contact your Strata
Council to ensure you do not inadvertently cause damage to another part of the building.
how can i live safely in my new home?
Think of the lobby door and the garage door as the front doors to your home. Do not
let anyone into the building that you do not know and do not hesitate to call the police
should you notice any suspicious activity. Keep your suite door closed and locked and
only store non valuable items in your storage locker. Do not leave your garage remote
in your vehicle or any items, regardless of their value, visible in your vehicle.
what if i have a difficult neighbour?
Living in a strata corporation means living in close proximity to other people. Your
neighbours will most likely have a different lifestyle than you do, come and go at different
hours and may do things that you consider objectionable. We recommend speaking
directly with your neighbours to resolve differences. If that is not successful you may
write to your Strata Council for assistance as long as the issue at hand is a strata issue.
Call your Strata Manager for direction if required.
what do i do in an emergency?
Baywest operates a 24 hour emergency service but it’s important to distinguish between
a personal emergency and a strata emergency. Many emergencies are both personal and
strata related. For emergencies requiring the police, fire department or ambulance, call
911 without delay. If the building is suffering damage due to events such as a water leak,
a broken window or a broken garage door call the 24 hour Baywest emergency service.
Personal emergencies, such as locking yourself out of your home, are not strata emergencies
and should be dealt with on your own. If in doubt, call the Baywest emergency service
and we will direct you accordingly.
what if my building is brand new?
If you live in a brand new building, all of the above applies to you. In addition, we
recommend you review your Disclosure Statement to fully understand what you have
purchased. You should also familiarise yourself with your Homeowner Manual as it
contains invaluable information about your new property. There will be a special section
in your Homeowner Manual on resolving insuite deficiencies and the Developer’s procedures
for doing so. Pay special attention to this section and follow the instructions carefully.
Lastly, review your Baywest Welcome Package for information on contacting your
Strata Manager, paying your strata fees, getting your name in the enterphone and
other useful information.
new home checklist
1.
Set up strata fee payments
2.
Buy contents insurance
3.
Change the locks
4.
Review Homeowner Manual
5.
Review deficiency procedures in Homeowner Manual
6.
Locate the water shut off
7.
Locate the electrical panel
8.
Develop an insuite maintenance plan
9.
If you are a landlord, forward a Form K to the
management company
10. Complete the emergency contact form in the
Baywest Welcome Package