Our aim is to support the Board; to carry out the day to day management requirements of the corporation under the supervision and direction of the Board of Directors and in a timely fashion; and to provide independent contractors who are knowledgeable in the special needs of corporations and who are reasonably priced, and insured.LEARN MORE
If you have a non-emergency maintenance issue, you can use our online maintenance request to report your concern.REQUEST MAINTENANCE
Status Certificate Requests will not be processed internally until payment is received in full. For expedited requests, please ensure full payment is provided at the time of the request to ensure timely service.STATUS CERTIFICATE REQUEST
Owners and Tenants are responsible for notifying Thorne Property Management of any change of address, name, or any other registration information previously provided.OWNER / TENTANT INFO UPDATE
• In 2012, the Ontario government initiated extensive review of province’s Condominium Act, 1998
• The Condominium Act Review was an intensive 18-month public engagement process, resulting in over 2,000 submissions and 200 recommendations
• The product of the review was the Protecting Condominium Owners Act, 2015 (PCOA)
• The PCOA amends the Condominium Act, 1998, enacts the Condominium Management Services Act, 2015, and paved the way for the creation of two new administrative authorities:
• The Condominium Authority of Ontario (CAO)
• The Condominium Management Regulatory Authority of Ontario (CMRAO)
• The CAO is an administrative authority created under the Condominium Act, 1998, which means that it is: • An independent, not-for-profit organization
• Managed by independent Board of Directors
• Funded by condominium corporations and users of its services
• 100% of funds collected are used to deliver the CAO’s services
• Responsible for executing the responsibilities delegated to it by the government in the Condominium Act, 1998, and its regulations
• The Ministry of Government and Consumer Services maintains accountability for the performance of the CAO and is responsible for reviewing annual reports, business and strategic plans (including budgets), and ongoing monitoring and oversight
• The CAO charges assessment fees to all condominium corporations in Ontario to fund its services to condo communities
• Assessment fees are calculated based on $1 per month, per voting unit (or per vote for common elements condominium corporations) – HST is not charged on assessment amounts
• According to the Condominium Act, 1998, the total assessment fee for each condominium is to be considered part of the corporation’s common expenses
• Individual condo owners are to be charged based on the percentage that they contribute to the common expenses, as set out in the condominium corporation’s declaration
• If a condominium corporation fails to pay the assessment fees, the corporation may be subject to administrative financial penalties, may be unable to maintain a dispute before the CAT, and the information may be made public on the CAO’s future registry
The CAO’s Mandate
• The CAO launched on September 1, 2017, providing new services for condo communities. These include:
• easy-to-use information to help owners and residents understand their rights and responsibilities;
• free online resources to assist individuals with identifying and resolving common issues before they escalate into disputes;
• mandatory training for all condo directors elected or appointed after November 1, 2017;
• resources to help condo owners and residents resolve common issues;
• an online dispute resolution service through the new Condominium Authority Tribunal (CAT)
Condo Director Training
• As of November 1, 2017, all condominium directors in Ontario must complete the CAO’s director training program within 6 months of being appointed, elected, or re-elected to a board (unless they have already completed the training within the preceding seven years)
• The training is provided by the CAO through its website and is available to everyone, free of charge, and covers many relevant topics, including director responsibilities and obligations
• While the training does not contain a formal exam or test, there are knowledge checks throughout
• If a director does not complete the training within 6 months of being appointed, elected, or re-elected, they immediately cease to be a director of the corporation, as set out in a regulation to the Condominium Act, 1998
• Over 3000 people have already completed the training, and more than 90% of trainees who provided feedback said the content was valuable and easy to navigate
Condominium Authority Tribunal (CAT)
• The Condominium Authority Tribunal, or CAT, is a new online tribunal that helps to resolve condominium-related disputes. The CAO developed the Condominium Authority Tribunal Online Dispute Resolution (CAT-ODR), to help people resolve their disputes conveniently, quickly, and affordably
• The CAT has a three-stage dispute resolution process to encourage Users to work collaboratively to resolve their issues, while still providing formal decision making by an impartial Tribunal Member. The three stages are:
• Tribunal Decision
• A new regulation to the Condominium Act, 1998, sets out the types of disputes that can be filed with the CAT. At this time, only Section 55 “records disputes” can be filed with CAT, though we expect that the government will add more dispute types in the near future
• Other disputes continue to be addressed through mediation, arbitration or the courts.
• A new government regulation under the Condominium Act, 1998, requires all condo corporations to file condo returns with the CAO. Filing a condo return means providing specified key information about the corporation
• There are four different types of returns. The number and type of returns that each corporation must file depends on the date that the corporation was created, and when its turnover meeting was held
• Returns can be filed through the CAO’s website starting in March 2018
• Beginning in April 2018, the CAO is required to publish the information that it receives in returns, on its website
• The CAO’s current offerings are only the beginning. In the year ahead (2018/19) the CAO will be:
• Gathering feedback from condo communities to better understand and respond to their needs
• Increasing and improving the information and resources available on the CAO’s website
• Refining the mandatory director training
• Expanding the functionality and capacity of the Condominium Authority Tribunal
• Doing more outreach and consultations
Visit our website at: www.condoauthorityontario.ca Contact the CAO by email at: firstname.lastname@example.org Or call us at 416-901-9356 or 1-800-854-9014 (toll-free)
*All information provided above is courtesy of the CAO
Improved Communication from Condo Boards
• New “information certificates” sent to owners, at least twice a year, with information about the condo corporation
• New requirements for meeting notices
New Voting Rules
• New mandatory proxy forms
• New quorum rules for certain meetings
Condo Director Disclosures & Training
• New mandatory disclosures for condo directors and candidates for director positions
• New mandatory training for condo directors
• New and improved requirements for accessing condo corporation records
Condo Manager Licensing
• New mandatory licensing for condo managers and condo management providers
Condo Authority Tribunal
• New cost-effective dispute resolution services for certain types of condo
Responsible for administering certain parts of the Condominium Act, including:
Online information about rights and obligations for living in a condo community
Beginning November 1, 2017, mandatory training for condo directors
Condo Corporation Database
Beginning in 2018, an online database of information about condo corporations that can be accessed by the public
Condo Authority Tribunal
Beginning November 1, 2017, the Tribunal will be responsible for resolving disputes about condo corporation records. Other types of disputes are planned to be phased in later
Responsible for administering the Condominium Management Services Act (CMSA), which will include:
Mandatory licensing and regulation of condo managers and condo management providers
Condo Management Database
Online database with information about licensees that can be accessed by the public (e.g. licence type, any licence restrictions, etc.)
Beginning February 1, 2018, process for the public to initiate a complaint against a manager or provider. Actions taken by the registrar, may include, among other things:
• proposing to suspend, revoke oradd conditions to a licence
• requiring licensees to takefurther education
Effective November 1, 2017, a licence is required to provide condo management services. This is defined to mean the following services provided to or for a condo corporation:
• Collecting or holding corporation money (including contributions to the common expenses)
• Exercising delegated powers (including paying third parties, entering contracts and supervising employees/ contractors)
Condo managers and firms have 90 days to apply after November 1, 2017, in order to continue providing condo management services.
Certain persons providing specialized services for a condo are exempt from licensing, such as: engineering, cleaning and landscaping services, etc.
Limited Licence: As of November 1, 2017, for managers with 2 years or less of work experience. Limited licensees have certain activity restrictions and must be supervised by a general licensee or transitional general licensee.
Transitional General Licence: As of November 1, 2017, for managers with more than 2 years of work experience (within the last 5 years) and who have NOT completed the required education (see Education Requirements below).
General Licence: As of November 1, 2017, for managers with more than 2 years of work experience (within the last 5 years) and who have successfully completed the required education (see Education Requirements below).
Condo Management Provider Licence: For firms that provide (or claim to provide) condo management services.
Applicants for a General Licence must successfully complete the following 4 courses (or challenge exams for these courses) developed by the Association of Condominium Managers of Ontario (ACMO). These courses are available online and at various colleges across Ontario:
Condominium Administration and Human Relations
Physical Building Management
Financial Planning for Condominium Managers
In the future, managers may be required to take continuing education for licence renewal.
Transitional Education Requirements
Managers will meet the transitional education requirements for a General Licence if, as of November 1 2017, they have successfully completed ACMO’s above 4 courses (or challenge exams for these courses) or ACMO’s Registered Condominium Manager (RCM) exam.
On November 1, 2017, the Condominium Management Regulatory Authority of Ontario (CMRAO) will become the administrative authority responsible for licensing and regulating the condo management sector.
For more information visit: CMRAO.ca/Licensing
The CMRAO has set the following annual licensing fees (subject to change in the future):
Limited Licence: $379
General Licence and Transitional General Licence: $607
Condo Management Provider Licence: $799 plus $350 per employed manager
Effective February 1, 2018, there will be a public complaints process and enforcement measures where the Registrar may, for example:
• Require additional education
• Propose to suspend, revoke or add conditions to a licence
• Refer alleged Code of Ethics violations to a Discipline Committee
Changes are being made to condominium legislation, many due to come into effect November 2017. The ‘New Condo Act’, also known as Bill 106 or Protecting Condominium Owners Act, allows for the amendment of The Condominium Act of 1998. Condominium owners are already very aware of the expected increase in fees, particularly of the $1 per unit per month for each voting unit charged by the Condominium Authority of Ontario. There are four major changes we can expect to see come into effect 1 November 2017.
The first will be an emphasis on training, for both directors and managers. New candidates standing for election or re-election will be required to provide a statement of disclosure, so that the disclosure may be included with the notice of meeting, or at the meeting itself. If the director does not provide the required disclosure within the required time, s/he will immediately cease to be director. What do directors have to disclose? Primarily, a director must disclose:
· If they are not an owner or occupier of an unit
· If they or a family member are party to any legal action involving the condominium
· If they have been convicted of an offence under the Condominium Act within the past decade
· If they have a vested interest in a contract or transaction involving the condominium
· If they are in arrears for 60 days or more
Directors must also receive training within six months of being elected or appointed, after the applicable Regulations come into force. The modules will be offered online. Property Managers will now be licensed under the new Management Services Act, 2015 in order to provide condominium management services.
There will also be more communication between corporations and unit owners. Condominium Corporations are required to send out three different types of certificates. The first, a Periodic Information Certificate [PIC] similar to a Status Certificate, is to be provided twice per fiscal year, within 30 days of the end of the first and third fiscal quarters. The second, an Information Certificate Update [ICU], will be required any time there is a change perscribed in the regulations, including a change of address or change of directors. The third, the New Owner Information Certificate [NOIC] including the most recent PIC and ICU, will be sent within 15 days of a new owner giving notice in writing of becoming an owner.
The importance of such paperwork translates to record-keeping as well. There is now a seven year minimum for financial records and other operating records of the corporation. Fundamental corporation documents must be retained for an unlimited amount of time. A process for access to these records has been set out, under the new regulations. Using a standardized form, a requester may identify the records requested and the preference as to access.
There are new requirements in terms of meeting notices and the information contained in these notices. First, there must be a standardized preliminary notice of meeting, sent before the notice of meeting. The preliminary notice must include a request that candidates notify the board in writing of their intention to be a candidate if the meeting includes election of directors and that owners wishing to propose a candidate for auditor do so in writing prior to a deadline where the removal or appointment of the auditor is included on the meeting agenda. Owners may also include any material with the notice of meeting, provided it is made on behalf of at least 15% of owners and does not add anything to be presented at the meeting that is contrary to the Act or Regulations. Quorums will be at least 25% of owners on the first and second attempts and 15% on subsequent attempts. Proxies will be standardized and voting will be permitted through telephonic or electronic means (dependent upon By-laws).
Needless to say, many changes are coming to the Condominium Act. The question is:
Are You Ready?