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Hassle free property management.

HASSLE FREE PROPERTY MANAGEMENT.

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.

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If you have a non-emergency maintenance issue, you can use our online maintenance request to report your concern.

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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.

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Owners and Tenants are responsible for information changes.

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

NEWS AND EVENTS

NEWS AND EVENTS

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Fast Facts: Condo Owners and Residents

Ontario is making changes to increase consumer protection for condo owners and residents.

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

Records

• 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

Effective September 1, 2017

Condominium Authority of Ontario (CAO): CondoAuthorityOntario.ca

Responsible for administering certain parts of the Condominium Act, including:

Online Information

Online information about rights and obligations for living in a condo community

Director Training

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

Condominium Management Regulatory Authority of Ontario (CMRAO): CMRAO.ca

Responsible for administering the Condominium Management Services Act (CMSA), which will include:

Mandatory Licensing

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.)

Complaints Process

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

Fast Facts: Condo Management

Do I Need a License?

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.

Which Kind of License Do I Need?

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.

Education Requirements

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 Law

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.

Administrative Authority

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

Fees

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

Enforcement

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

Bill 106: Are You Ready?

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.

Directors and Managers

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.

Information Certificates

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.

Records

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.

Meetings

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?

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