MINUTES OF THE COUNCIL MEETING
THE OWNERS STRATA PLAN LMS 195
CITYGATE 1
Held on January 17, 2012 at 7:00pm
Meeting Room, 1188 Quebec Street
Vancouver, B.C.
(Printer
version)
Attendance:
Christine Wallsworth President
Kenn Coblin Vice President
Russell Law Treasurer
Norm Gallinger Strata Council Member
Don Calder Strata Council Member
Charles Siegel Strata Council Member
Regrets:
Maria Zeldis Strata Council Member
Gateway Property Management
Anca Ciobanu, Property Manager
CALL TO ORDER
The meeting was called to order at 7:01 p.m. by Christine Wallsworth, a
quorum being present at that time.
AGENDA
A Motion was made to accept the Agenda as amended. Seconded. Carried.
APPROVAL OF MINUTES
The Minutes of the Strata Council meeting held on December 20, 2011
were reviewed. The Minutes were in order with no errors or omissions
therefore, it was moved, seconded to approve the Minutes of the Council
Meeting held on December 2011 as prepared by Gateway Management. CARRIED.
FINANCIAL REPORT
The financial statements for November 2011 were presented. Following
review, it was moved, seconded and CARRIED to accept the November 2011
financial statements, as circulated. The Strata Council Vice President
requested additional clarification on several accounts. The answers will
be provided by the Property Manager at the next meeting.
Arrears
Provided for Strata Council’s information was a copy of the arrears list
for the operating account.
All owners are advised that strata fees are due and payable on the first
of each month. Please ensure that strata fees are paid by the due date.
The build-up of arrears can create cash shortages which puts the Strata
Corporation in a difficult position regarding paying for various services
necessary to the proper administration of the complex.
Your monthly maintenance fees can be withdrawn automatically by filling
out a Pre-Authorized Payment form that allows payment to be withdrawn
automatically every month, that way you do not have to worry about it. As
well you can submit a series of post-dated cheques that can also be
processed each month.
PLEASE CONTACT JASSE SULAIMAN @ 604-635-5050 SHOULD YOU WISH TO OBTAIN
THE FORM TO AUTHORIZE AUTOMATIC DEDUCTION EACH MONTH FROM YOUR ACCOUNT.
BUSINESS ARISING FROM THE MINUTES
Security System – Upgrades - Project Complete
Noise produced by pumps located in the mechanical room
Spratt Emanuel Engineering Ltd was hired to conduct a site visit to
investigate the noise in the units located above the mechanical room. They
will provide the Council with their observations, conclusions and
recommendations.
CORRESPONDENCE
The Council was provided with copies of all letters sent subsequent to the
last meeting along with any responses that have been received contesting
the allegations in the warning letters or advising that they have taken
steps to address the issues as noted. It was noted that the Property
Manager responded to all correspondence in accordance with the bylaws and
the Strata Property Act.
Letters were sent to 2 (two) suites regarding oil leaks in their parking
stalls.
A letter was sent to the owners/residents of one suite for storing items
in their parking stall.
A letter was sent to one suite for parking their vehicle in the visitors
parking area for extended period of time or without a valid parking pass
being displayed.
A letter was sent to one suite for failing to display a valid proof of
storage insurance on their motorcycle.
A second letter (fine) was sent to one suite for parking their vehicles in
the visitors parking area for extended period of time or without a valid
parking pass being displayed. They were previously issued a warning letter
on September 9, 2011 and 2 vehicle red tags on November 21, 2011 and again
on January 6, 2012.
A second letter (fine) was sent to the residents of one suite for failing
to have a third party liability insurance of $1,000,000.
A request was received from the owners of one suite regarding repairs in
their unit and noise coming from the unit above. The owners have claimed
that they there is a crack in the wall in their unit that might be caused
by the by vibrations from the upstairs suite. Following the discussions,
it was decided that correspondence will be sent to the suite above.
NEW BUSINESS
Renovations
The owner of one suite has submitted an Indemnity Agreement to install
hardwood flooring and 6 mil cork underlay in their suite. The request was
previously approved by Strata Council via e-mail.
Maintenance Items
The following maintenance items were undertaking since the last
Council meeting:
- The owners of two townhouses reported water leaks coming from the
outside during the recent heavy rain. Rick McDonald was called in to do
the repairs.
- One suite reported a water leak coming from the unit above due to a
damaged cold water supply line that is connected to the main bathroom
bathtub tap. The repairs were completed by KC plumbing and the cost will
be charged back to the owner.
SPA Repairs
Imperial Paddock inspected the spa and found that some of the grout is
missing on the bench and floor. In addition, the spa jet requires a
cleanout as the jet is limited. Following the discussions it was moved,
seconded and carried to approve the quotation provided by Imperial Paddock
to re-grout and acid washed the spa.
Annual Fire Inspection
The annual fire inspection is due in February. Notices will be posted
prior to the work beginning.
Window Washing
The first window washing will be scheduled in May 2012. Notices will
be posted prior to the work beginning.
Roof Anchors
The roof anchors were inspected on December 7, 2011
2012 Property Assessment Notice
Strata Council was provided with a copy of the BC Assessment for unit
201, the resident manager’s unit. BC Assessment has changed the manner in
which the strata lot is assessed so that taxes on unit 201 are now added
onto each individual owner’s strata lot instead of directly on unit 201
and paid collectively through strata fees as in past years. Therefore the
assessed value for 2012 is stated as $2.
Citygate New Year Party
The annual Citygate New Year Party raised $125.00 from the 50/50
raffle which was donated to the Covenant House.
Zdravka and Zoran are to be thanked for decorating the lobby Christmas
tree.
Dual Radial Vault Maintenance
BC Hydro has advised that dual radial vault located at 1188 Quebec
Street is due for maintenance in 2012.
BC Hydro strongly recommends the maintenance of the vault at every three
years as the failure of dual radial vault customers to comply with this
maintenance work could potentially lead to unscheduled outages for
customers whenever line switching or service work is required. Following
the discussions the property manager has been instructed to obtain quotes
from electrical contractors qualified to work on high voltage equipment.
New Strata Property Act regulations for depreciation reports
The new Strata Property Act regulations for depreciation reports and
have been introduced. A depreciation report is basically a long term
planning tool used by property owners to understand what strata
corporation is responsible for in terms of maintaining and repairing the
property.
Like other provinces, depreciation reports are now mandatory unless a
strata corporation exempts themselves by an annual ¾ vote. Strata
corporations will have by December 13, 2013 to obtain a depreciation
report or hold a ¾ vote to exempt. Following the discussions the property
manager has been instructed to obtain quotes from competitive engineering
companies for information purpose only.
Water Leak
On January 17, 2012 there was a water leak originating from one suite
that affected 3 other units and a portion of common property. The
restoration company is dealing with the clean up and the repairs will
follow shortly. The leak has been caused by a recent plumbing renovation
conducted in one unit on the 8th floor. According to the plumber’s report
the unit in question did not comply with the following requirement: The
installation of thermostatic temperature control for the shower must
include check valves in both the hot and cold water supply lines.
The cost of the repairs will be charged back to the owner that the leak
originated from.
Termination
There being no further business, the meeting terminated at 8:25pm.
Next Meeting Date
The next Strata Council meeting is scheduled for February 23, 2012 at 7:00
p.m.
Please retain at least 24 months of Strata Council and General Meeting
minutes. Should you decide to sell or remortgage your suite, these minutes
will be required by the potential purchaser or lending institute. The
Property Management company has copies of the minutes however there would
be a charge for obtaining a copy of the minutes.
Gateway Property Management Corporation
Main Switchboard (604) 635-5000
400-11950-80th Avenue Fax (604) 635-5001
Delta, B.C. Property Manager (604) 635-5063
V4C 1Y2 Administrative Assistant(604) 635-5050
Property Manager: Anca Ciobanu
aciobanu@gatewaypm.com
Assistant: Jesse Sulaiman
jsulaiman@gatewaypm.com
24 Hour Emergency: (604) 777- 3890
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