The majority of Strata Councils in BC function very well as a cohesive group, and most do a great job of managing their Strata Corporation on behalf of the owners. Unfortunately, for whatever reason, there is a small minority that just can’t quite seem to get along, and this can create chaos!
If your strata falls into the latter category, and you are either a Strata Agent, or a Strata Council member, then this blog should give you a few tips and tricks to make it through.
When everyone gets along, there is far less need to formalize things. When that isn’t the case, the need for formalization and rules increases dramatically. If decisions are not getting made due to internal squabbling, then this process should be used:
One Council member makes a motion to suggest an action on behalf of the strata council
A second Council member seconds the motion.
All Council members present at the meeting vote on the motion. If the majority (50% + 1) vote in favour, then the resolution passes, and the Strata Agent or Council member takes the necessary action. If the motion doesn’t pass, then the item does NOT get actioned.
This exact same process can then be used for decisions made over email. If certain Council members don’t reply, then you can consider their lack of vote an abstention after a certain period of time.
Be sure to record all decisions in your next meeting minutes, as well as the process for making decisions.
If the Council is ineffective due to infighting, then it might be time to change up the players, just like a coach might change his lineup if his team isn’t winning. Owners can force an SGM and elect a new Council with a 20% petition, or wait until the next AGM to do so. If certain owners are causing issues on Council, then the owners can simply not elect them by not granting them a majority vote. Depending on your bylaws, you may not be required to have 7 Council members, and may be better off running with 3, 4, or 5.
Sometimes having an unbiased third party involved can create a more formal atmosphere, and relieve some of the tension between owners. This could be a Strata Management company, an organization like CHOA to run AGM’s, or a Lawyer to take care of certain issues. While it’s much easier if everyone on Council simply gets along, this is not always the reality in today’s Strata World, and can cause everyone a huge amount of grief. Try some of these ideas, and let us know how it all goes!
Reach out to us here anytime if you are looking for some advice on how to better manage your Strata Council
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