Stratagize

In this episode, Brent and James discuss common mistakes strata councils make as employers of their own staff with Taryn Mackie, partner with Norton Rose Fulbright.

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Over 1.5 million people live in strata housing in the Province of British Columbia. Let's face it, you'd rather watch reruns of the nightly news than read the Strata Property Act (And we can't blame you) Still, most people are at a loss when it comes to understanding such an important framework for how many of us live our lives in proximity with one another. 🎙 Stratagize with Brent Anderson & James Milne features conversations with industry leaders and experts who share their knowledge to demystify an industry that impacts the lives of more than 1 out of 3 British Columbians. Whether you are a council member, owner, investor, or renter, if you're looking for content that will bring value to your strata and help you get to the next level… THIS is it! Listen to our latest episode, subscribe and rate us on iTunes. 👊 _________________________________ 🚨 STRATA TIP:Don't rely on verbal agreements. Ensure your employment contracts are in writing.

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MAIN TAKEAWAYS:🛠 Stratas with their own employees are responsible for managing those employees.

🛠 Most common mistakes – Employment contract is not in writing. Assumption that three month probation period means you can terminate without severance

🛠 Bullying & harassment is a growing area of complaints.

🛠 What a person does determines if they are an employee or a contractor. If you are controlling what they do, those are the factors of an employer/employee relationship

💬 QUOTES"No-one is born a manger, knowing how to manage performance."

MYTH VS FACT 🦄"Stratas that directly hire their own employees can expect the strata manager to manage their performance."

(Myth)

You can't delegate your responsibilites as an employer to another party. _________________________________ Connect with StratagizeWebsiteLinkedinEmail Connect with Brent AndersonLinkedin Connect with James MilneLinkedin

Connect with Taryn MackieWebsite

_________________________________ RESOURCES 8 steps to going out to bid 3 Keys to Decision Making for Strata Councils

In this episode, Brent and James discuss how Human Rights intersects with the Strata Property Act with Lisa Mackie, partner and strata lawyer with Alexander Holburn.

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Over 1.5 million people live in strata housing in the Province of British Columbia. Let's face it, you'd rather watch reruns of the nightly news than read the Strata Property Act (And we can't blame you) Still, most people are at a loss when it comes to understanding such an important framework for how many of us live our lives in proximity with one another. 🎙 Stratagize with Brent Anderson & James Milne features conversations with industry leaders and experts who share their knowledge to demystify an industry that impacts the lives of more than 1 out of 3 British Columbians. Whether you are a council member, owner, investor, or renter, if you're looking for content that will bring value to your strata and help you get to the next level… THIS is it! Listen to our latest episode, subscribe and rate us on iTunes. 👊 _________________________________ 🚨 STRATA TIP:Appeal to the residents in your strata to share if they may need assistance in the event of an emergency, and compile this information in an emergency sheet.

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MAIN TAKEAWAYS:🛠 Stratas have a duty to accommodate, however there is a limit called "undue hardship".

🛠 The most common mistake councils make is they think there needs to be intention to discriminate.

🛠 Duty to accommodate does not mean perfect accommodation.

💬 QUOTES"Same treatment does not mean equal treatment."

MYTH VS FACT 🦄"In the event of an elevator failure with a resident on an upper floor does the strata have a duty to accommodate?"

(Fact)

What is important is that the resident in question gets what they need, how the need is satisfied depends on the duty to cooperate. _________________________________ Connect with StratagizeWebsiteLinkedinEmail Connect with Brent AndersonLinkedin Connect with James MilneLinkedin

Connect with Lisa MackieWebsite

_________________________________ RESOURCES 8 steps to going out to bid Decision making tool

In this episode, Brent and James discuss the complexities of airspace parcels with Allyson Baker, a partner and strata lawyer with Clark Wilson.

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Over 1.5 million people live in strata housing in the Province of British Columbia. Let's face it, you'd rather watch reruns of the nightly news than read the Strata Property Act (And we can't blame you) Still, most people are at a loss when it comes to understanding such an important framework for how many of us live our lives in proximity with one another. 🎙 Stratagize with Brent Anderson & James Milne features conversations with industry leaders and experts who share their knowledge to demystify an industry that impacts the lives of more than 1 out of 3 British Columbians. Whether you are a council member, owner, investor, or renter, if you're looking for content that will bring value to your strata and help you get to the next level… THIS is it! Listen to our latest episode, subscribe and rate us on iTunes. 👊 _________________________________ 🚨 STRATA TIP:Council should be expected to discuss strata business between meetings.

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MAIN TAKEAWAYS:🛠 Land is a three dimensional concept, extending to the air above the ground. Therefore you can subdivide the sky into separate parcels of land.

🛠 The strata property act does not apply to the remaining parcels or to the building as a whole. They only way they are ties to each other is via ASP agreement or reciprocal easment agreement.

🛠 How to tell if you have an airspace parcel. On first page of strata plan, in bold letters it will say created in subdivision of airspace.

💬 QUOTES"Stratas are a form of government and a mini democracy."

MYTH VS FACT 🦄"Airspace parcel agreements are difficult to change."

(Fact)

Consult the agreement to learn if the agreement can be changed. Secondly amending the agreement likely means other parties would be giving up rights or taking on more responsibility and would require the approval of all parties in the airspace parcel agreement. Likely an uphill battle. _________________________________ Connect with StratagizeWebsiteLinkedinEmail Connect with Brent AndersonLinkedin

Connect with James MilneLinkedin

Connect with Allyson BakerWebsite

_________________________________ RESOURCES 8 steps to going out to bid

Maintenance Planner Checklist

Decision making tool

In this episode, Brent and James sit down with Roger Williams, Executive Director of PAMA who passionately advocates for the continuing education of strata managers.

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Over 1.5 million people live in strata housing in the Province of British Columbia. Let's face it, you'd rather watch reruns of the nightly news than read the Strata Property Act (And we can't blame you) Still, most people are at a loss when it comes to understanding such an important framework for how many of us live our lives in proximity with one another. 🎙 Stratagize with Brent Anderson & James Milne features conversations with industry leaders and experts who share their knowledge to demystify an industry that impacts the lives of more than 1 out of 3 British Columbians. Whether you are a council member, owner, investor, or renter, if you're looking for content that will bring value to your strata and help you get to the next level… THIS is it! Listen to our latest episode, subscribe and rate us on iTunes. 👊 _________________________________ 🚨 STRATA TIP:Negotiate price strata management price increases.

Price increases have become a four-letter word this year. No one wants to pay more for anything and if there is an aspect in our control to approve or decline we may choose the latter. The implications of keeping management fees stagnant mean the company has to make choices... Either they pay their managers less, they increase the size of portfolios, or they reduce or remove support. Declining fee increases means accepting a decreased level of service. In most cases, a 5% increase equates to around $1 per month per unit. An increase like that should be easy to handle and budget for. What you are looking to avoid is an over correction where in a few years you are hit with a double-digit increase or face termination and enter the market with quotes averaging higher than your proposed increase.

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MAIN TAKEAWAYS:🛠 Two components to strata manager education: Compliance & Competence

🛠 Strata management relicensing does not focus on competencies.

🛠 Education is more robust for the 26,000 realtors in the Province vs 1000 strata managers.

🛠 Strata management fees haven't increased meaningfully since the 1980's

💬 QUOTES"You can't get improvement without paying for it somewhere" MYTH VS FACT 🦄"Good service depends solely on the strata manager."

(Myth)

The strata manager is an important piece in a big group of people that make your building and investment a healthy one.

_________________________________ Connect with StratagizeWebsiteLinkedinEmail Connect with Brent AndersonLinkedin Connect with James MilneLinkedin _________________________________ RESOURCES 8 steps to going out to bid

Decision making tool

Maintenance Planner Checklist

In this episode, Brent and James are interviewed by Amanda Farmer a strata lawyer from Australia on her podcast Your Strata Property.

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Over 1.5 million people live in strata housing in the Province of British Columbia. Let's face it, you'd rather watch reruns of the nightly news than read the Strata Property Act (And we can't blame you) Still, most people are at a loss when it comes to understanding such an important framework for how many of us live our lives in proximity with one another. 🎙 Stratagize with Brent Anderson & James Milne features conversations with industry leaders and experts who share their knowledge to demystify an industry that impacts the lives of more than 1 out of 3 British Columbians. Whether you are a council member, owner, investor, or renter, if you're looking for content that will bring value to your strata and help you get to the next level… THIS is it! Listen to our latest episode, subscribe and rate us on iTunes. 👊 _________________________________ 🚨 STRATA TIP: Avoid a late AGM and provide your strata manager with a date range to schedule the meeting.

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MAIN TAKEAWAYS: 🛠 Legacy strata corporations are meeting more often than they need to.

🛠 Staffing a strata is an expectation more councils should have of their management company to provide a consistent experience for their residents

🛠 Portfolio size is the #1 indicator of quality of service.

💬 QUOTES "Stratas are a form of government and a mini democracy." _________________________________ Connect with Stratagize Website Linkedin Email Connect with Brent Anderson Linkedin Connect with James Milne Linkedin

Connect with Amanda Farmer Linkedin Podcast

_________________________________ RESOURCES 8 steps to going out to bid

Decision making tool

In this episode, Brent and James sit down with Tony Gioventu, Executive Director of CHOA BC who pulls no punches with his opinion on the strata industry and what is needed to turn it around.

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Over 1.5 million people live in strata housing in the Province of British Columbia. Let's face it, you'd rather watch reruns of the nightly news than read the Strata Property Act (And we can't blame you) Still, most people are at a loss when it comes to understanding such an important framework for how many of us live our lives in proximity with one another. 🎙 Stratagize with Brent Anderson & James Milne features conversations with industry leaders and experts who share their knowledge to demystify an industry that impacts the lives of more than 1 out of 3 British Columbians. Whether you are a council member, owner, investor, or renter, if you're looking for content that will bring value to your strata and help you get to the next level… THIS is it! Listen to our latest episode, subscribe and rate us on iTunes. 👊 _________________________________ 🚨 STRATA TIP: Sign up for a CHOA membership

Being a council member is a big and important responsibility. Lack of knowledge is often sited as one of the main reasons more people don't sign up to be a council member. Consider joining CHOA and participate in their education programs to skill yourself up to help you make better and more informed decisions for your strata.

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MAIN TAKEAWAYS: 🛠 Management fees are below what is reasonable

🛠 The industry is terribly short of strata managers, between 700-800 in the Province for 14,000 stratas that require management = 18 properties per portfolio.

🛠 Councils need to understand that proactively operating a portfolio worth hundreds of millions of dollars requires a level of a professional who is sought after in the job market. Prospective employers compete for these individuals with high paying positions.

💬 QUOTES "Current door rate of $25 per month provides for a basic level of strata management, not an in-depth level of leadership around operations." MYTH VS FACT 🦄 "Keeping strata fees low makes it easier to sell your unit."

(Myth)

Low strata fees are a signal that the property relies heavily on special levies to operate which only require 26% of votes to defeat the motion.

_________________________________ Connect with Stratagize Website Linkedin Email Connect with Brent Anderson Linkedin Connect with James Milne Linkedin _________________________________ RESOURCES 8 steps to going out to bid Decision making tool

Over 1.5 million people live in strata housing in the Province of British Columbia. Let's face it, you'd rather watch reruns of the nightly news than read the Strata Property Act (And we can't blame you) Still, most people are at a loss when it comes to understanding such an important framework for how many of us live our lives in proximity with one another. 🎙 Stratagize with Brent Anderson & James Milne features conversations with industry leaders and experts who share their knowledge to demystify an industry that impacts the lives of more than 1 out of 3 British Columbians. Whether you are a council member, owner, investor, or renter, if you're looking for content that will bring value to your strata and help you get to the next level… THIS is it! Listen to our latest episode, subscribe and rate us on iTunes. 👊 _________________________________ 🚨 STRATA TIP

Read bylaws before you purchase into a strata. Once you purchase your unit you agree by contract to be bound by the bylaws of the strata corporation... whether you read them or not.

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MAIN TAKEAWAYS

🛠 Purchasing the strata lot binds you to the bylaws

🛠 Do not try to draft your own bylaws, enlist a strata lawyer

🛠 Bylaws cannot supersede strata property act, human rights code

🛠 #1 mistake councils make with respect to bylaws > Trying to draft their own bylaws

💬 QUOTES "Strata corporations should perform a comprehensive review of their bylaws every five years."

🦄 MYTH VS FACT

Bylaws need to be registered with Land Title Office before you can enforce an infraction

FACT

_________________________________ Connect with Stratagize Website Linkedin Email Connect with Brent Anderson Linkedin Connect with James Milne Linkedin _________________________________ RESOURCES

8 steps to going out to bid Decision making tool

Maintenance planner checklist

In this episode, Brent and James have a conversation with Jaraad Marani, Vice President Development Advisory with Colliers to discuss the Broadway Plan.

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Over 1.5 million people live in strata housing in the Province of British Columbia. Let's face it, you'd rather watch reruns of the nightly news than read the Strata Property Act (And we can't blame you) Still, most people are at a loss when it comes to understanding such an important framework for how many of us live our lives in proximity with one another. 🎙 Stratagize with Brent Anderson & James Milne features conversations with industry leaders and experts who share their knowledge to demystify an industry that impacts the lives of more than 1 out of 3 British Columbians. Whether you are a council member, owner, investor, or renter, if you're looking for content that will bring value to your strata and help you get to the next level… THIS is it! Listen to our latest episode, subscribe and rate us on iTunes. 👊 _________________________________ 🚨 STRATA TIP: Getting back to in-person meetings

Every strata is different, but consider moving away from fully virtual meetings, particularly for your AGM. In person meetings are better for fostering conversations and opening to questions and an important meeting like the AGM where the years goals and plans are discussed benefits from more community involvement.

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MAIN TAKEAWAYS: 🛠 Tower maximums per block: On Broadway no more than 3. Off Broadway no more than two

🛠 Removal of parking minimums and reduction of 4 traffic lanes down to two

🛠 The plan will probably get refreshed in 15-20 years as demographics and politics change

💬 QUOTES "Change is inevitable, but how we manage that change and how we're respectful with each other during those conversations can be useful." MYTH VS FACT 🦄 "The amount of public consultation means the plan is heavily opposed."

(Myth)

Opposition is always louder than approval and the quiet majority almost never comes out to public hearings. The challenge with consultation is that 100% agreement is not possible.

_________________________________ Connect with Stratagize Website Linkedin Email Connect with Brent Anderson Linkedin Connect with James Milne Linkedin _________________________________ RESOURCES

8 steps to going out to bid Decision making tool

Maintenance planner checklist

In this episode, Brent and James have a conversation about the three most common red flags council members say drives them to look for new strata management.

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Over 1.5 million people live in strata housing in the Province of British Columbia. Let's face it, you'd rather watch reruns of the nightly news than read the Strata Property Act (And we can't blame you) Still, most people are at a loss when it comes to understanding such an important framework for how many of us live our lives in proximity with one another. 🎙 Stratagize with Brent Anderson & James Milne features conversations with industry leaders and experts who share their knowledge to demystify an industry that impacts the lives of more than 1 out of 3 British Columbians. Whether you are a council member, owner, investor, or renter, if you're looking for content that will bring value to your strata and help you get to the next level… THIS is it! Listen to our latest episode, subscribe and rate us on iTunes. 👊 _________________________________ 🚨 STRATA TIP: Managing expectations & avoiding complaints.

Unmet expectations are a big source of complaints in a strata. Use your AGM and your council meeting minutes to communicate council's philosophy behind certain decisions to minimize complaints by residents.

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MAIN TAKEAWAYS: 🛠 RED FLAG #1 – Communication challenges

🛠 RED FLAG # 2 – Errors with financials

🛠 RED FLAG # 3 – Reactive instead of proactive

MYTH VS FACT 🦄 "Changing management companies is hard."

(Myth AND Fact)

Presuming you have a majority decision to explore new management, change can be hard if only one or two council members are driving the process. This is an all-hands-on-deck moment and all council members must be involved. When one or two people do all the work and bring info back to the group, the rest of the group won't be as educated and informed as the other members. This can lead to no decision, resulting in remaining with the status quo.

Change is easier when everyone takes an active role in all the required steps and meetings.

_________________________________ Connect with Stratagize Website Linkedin Email Connect with Brent Anderson Linkedin Connect with James Milne Linkedin _________________________________ RESOURCES

8 steps to going out to bid Decision making tool

Maintenance planner checklist

In this episode, Brent and James discuss changes to common property with Ben Schiedegger, a strata lawyer from Hamilton & Co. What requires permission and what doesn't from a council perspective as well as a strata lot owners' perspective.

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Over 1.5 million people live in strata housing in the Province of British Columbia.

Let's face it, you'd rather watch reruns of the nightly news than read the Strata Property Act (And we can't blame you) Still, most people are at a loss when it comes to understanding such an important framework for how many of us live our lives in proximity with one another.

🎙 Stratagize with Brent Anderson & James Milne features conversations with industry leaders and experts who share their knowledge to demystify an industry that impacts the lives of more than 1 out of 3 British Columbians.

Whether you are a council member, owner, investor, or renter, if you're looking for content that will bring value to your strata and help you get to the next level… THIS is it!

Listen to our latest episode, subscribe and rate us on iTunes. 👊

_________________________________

🚨 STRATA TIP: Managing expectations & avoiding complaints.

Unmet expectations are a big source of complaints in a strata. Use your AGM and your council meeting minutes to communicate council's philosophy behind certain decisions to minimize complaints by residents.

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MAIN TAKEAWAYS: 🛠 Strata lot owners should always get approval for changes in writing, keep a copy, and ensure the approval is recorded in meeting minutes.

🛠 Strata council cannot reasonably withhold approval for a change to a strata lot

🛠 A significant change requires a ¾ vote of ownership, but it is councils duty to decide if it is a significant change.

🛠 6 factors determine a significant change: - Visibility or non-visibility - Affect use of enjoyment - Direct interference as a result - Impact on marketability - Number of units affected - Precedent set by previous council decisions

MYTH VS FACT 🦄 "Is the patio, yard, or balcony ALWAYS limited common property."

(Myth)

With some older stratas the outdoor space is part of the strata lot. Check your strata plan.

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Connect with Stratagize Website Linkedin Email

Connect with Brent Anderson Linkedin

Connect with James Milne Linkedin

_________________________________

RESOURCES

8 steps to going out to bid Decision making tool

Maintenance planner checklist