Newsletter
The Board of Directors and/or the Property Manager communicates with the community via its newsletter YORK 83 NEWS .
Below find the latest issue and links to past issues of YORK 83 NEWS.
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YORK 83 NEWS - FEBRUARY 2011
• SPECIAL ASSESSMENT
Regardless of your thoughts about the Special Assessment letter we all received in October 2010, ignoring it was not a good idea. It meant an additional economic cost of $350.00 to cover the lawyer's letter reminding us all of our obligations.
The board made the decision to rebuild the main roadway and curbs based on the sound report that the original road base had deteriorated and that its life span has been compromised by past neglect. Further, considering the age of the development (40 years) it was decided that the complex needed to improved its “curb appeal” if it Is to conserve the value of its dwellings and overall appearance on the market.
The decision to finance it by means of a Special assessment was not taken likely. Part of the appeal of condominium living is the fact that it allows the owners to afford real estate property at reasonable and affordable prices and any board must continue to ensure that the development is more than just repairing or replacing leaky windows and sliding doors.
At a special information meeting (held by request of the community) the situation was further explained. At that meeting, it was decided that, to alleviate the economic burden, the Board would consider any reasonable personal requests to change the schedule of Special Assessment payments. Unfortunately, the Board received only 11 requests for re-scheduling of payments - and only 7 followed through. Those were dealt with accordingly and have now completed their contributions to the Special Assessment.
While the great majority abided by the original schedule and contributed their portion of the Special Assessment, some got incorrect advice for a fellow homeowner and decided not to contribute. Once, the deadline for contributions (December 15, 2010) was past, the Board had to follow its legal obligation to ensure that the Corporation (all 105 units and their real estate assets) would not suffer undue economic hardship began legal proceedings against those units who had not completed their Special Assessment contributions.
The table below, outlines the situation as to the collection of the Special Assessment as of January 31, 2011.
• ROADWAY "DEFICIENCIES"
Some homeowners have expressed some concerts over the fact that certain areas of the replaced road way have developed cracks and other deficiencies.
Some of the "deficiencies" in the roadway and curbs may have been done by the winter weather, the heavier than promised solid waste collection trucks used by the city, and the carelessness, unkind and unskilled use of motor vehicles by some of our fellow neighbours.
Under the contract with TRI Capital Constructor, the work on the roadway and curbs is guaranteed for one year from the completion date. Property Management has been in frequent contact with the construction company and all deficiencies incurred due to workmanship will be appropriately looked after during the spring season.
For those of you who have specifically asked, and for all others, the table below outlines the final cost of the replacement of the roadway and curbs:
• REQUEST FOR "SPECIAL MEETING"
As part of the legal rights granted all owners by the Ontario Condominium Act, 1998, the Board is in receipt a request signed by 69 homeowners (66%) to conduct a special meeting.
The reason for the meeting, as outlined in the request, is "that a vote of non-confidence be taken, from the homeowners, to remove the current board, and trusting this to be in order, the ensuing nomination and election of a replacement board forthwith."
By direction of the Condominium Act and legal counsel, the necessary arrangements for such a meeting are under way.
Soon the community will receive information regarding the date and time of the meeting. Please read it carefully as it will clearly explain the legal process under which the replacement of members of a board can be replaced. For example, under the Condominium Act, in order to have a Board member removed from her/his position, it would take a majority of 50% + 1. So a minimum of 53 votes from those present at the meeting must be received to remove a member of the Board.
• RESERVE FUND
The same group of owners who asked for information on the cost of the replacement of the roadway and the "disbursement" of the Special Assessment, also asked for information on the "... approximate amount of Reserve Fund in hand carried forward to year 2011."
The following facsimiles of the Corporation's current Cash Flow Statement ledger and the Royal Bank of Canada's table of the (Reserve Fund) Account Activity Details answers that request.
• BE CAREFUL WHAT YOU FLUSH DOWN - It may come back!
Please remember that the drain systems in out development are as old as the buildings themselves. Everyone has to be careful of what one flushes down the toilet or pours down the drains. Recently one of our units had one of some of our "bad habits" l- flushing plastic bas and feminine hygienic products down the toilet - come back to them during the rain storm.
Thanks to the quick action of Management and the plumber's emergency services, a great deal more damage was avoided. Also, this incident made the Board and Management more resolved that an investigation of all underground water and drainage conduits and pipes has to be done as soon as possible. The investigation will involves placing a camera and run it along the system to see what breakages and/or blockages exist and develop an effective plan to resolved them.
• OWNER(s) CARRYING OUT COMMERCIAL ACTIVITIES IN A UNIT
YCC 83 is made up of 105 residential units and, as such, it requires that each unit shall be used only as a one-family residence.
Please be aware that the commercial use of a residential unit is in violation of Section 8(a) of the Corporation's Declaration, By-Laws and Rules for provisions containing restrictions on the type of activities that maybe carried on within a unit.
Is has come to the attention of the Board that two units are, presently, in violation of Section 8(a). The matter is under investigation and legal counsel will be sought accordingly.
• COMMERCIAL VEHICLES
it is a violation of the Corporation's Declaration, By-Laws and Rues to park trucks (exceeding 2.5 metric tonnes in weight) and/or commercial vehicles in individual driveways (unless loading or unloading) or parking areas. This By-law will only be enforced upon receipt of a complaint (from any homeowner!) and failure to reach a satisfactory arrangement between the Board of Directors and the owner(s) of the vehicle.
Any vehicle parked in contravention of any of these by-laws is liable to be ticketed by the security company and/or towed away at the owner's expense. The Board has contracted a security company to enforce these by-laws.
• ROGERS' TELEVISION SERVICE - A Reminder
Please remember that, as part of the package the Board of Directors negotiated with Rogers Communications Inc., you are entitled to receive a Standard Digital Box rental at no extra charge.
If you are interested, please contact 1-866-754-3981 to schedule an appointment to get your digital box installed for free. At that time, if you wish, you can upgrade to a Standard High Definition box, a Standard Personal Video Recorder, or a Standard High Definition Personal Video Recorder for an extra fee.
• REQUESTS FOR SERVICE FORMS
Another reminder that to ensure that any request to look after any problem in your unit requires a REQUEST FOR SERVICE form. These forms are available from any of the directors, Management Office, or here.
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UPDATED: February 20, 2011