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"Hello, Condofax here, can I help you?" "Sorry to bother you so early in the mornâ€" ing," said my caller, "but some of us are conâ€" cerned about a decision our Board has made that is going to cost our complex many thousands of dollars. Does the Board have to obtain approval of 80% of the owners before they embark on such a program?" "Only if the Board is planning to make a subâ€" stantial addition, alteration or improvement to or renovation of the common elements or make any substantial change in the assets of the corporaâ€" tion, as it states in Section 38 in the Act." I went on to say, "Except that, in order to provide a business opportunity for legal firms, the governâ€" ment neglected to define the meaning of substanâ€" tial, thus opening up a whole new can of worms for Boards and Managers to contend with." Substantial changes require informed consent â€" "Does the Board have the right to decide what is a substantial change in the common eleâ€" ments and what is not?" asked my caller. $519,000. Steps to harbour town. Luxury town home. Moveâ€"in cond. Loaded w/upgrades Lrg. garden terrace. 3 car gar. Call RINA HOFFMANN 333â€"4955/825â€"1171 $269,000. Just like living in the country. More than 1/2 acre lotâ€"completely private with ingr. pool.3 bdrm. bungalow. RINA HOFFMANN $328,000. Spacious raised bungalow on very large private lot with heated inground pool. Centralâ€"walk to Appleby high school. RINA HOFFMANN 333â€"4955/825â€"1171 _ Call The Team That Wil The Act says that it takes a vote of the ownâ€" PARKâ€"LIKE SETTIN ers who own 80% of the units to make any subâ€" stantial addition, alteration or improvement to or renovation of the common elements or make any other substantial change in the assets of the corâ€" poration. But for any other addition, alteration to or renovation of the common elements or to make any other change in the assets of the corporation that Act requires that only 51% of the owners agree to the passage of a byâ€"law to that effect. The risk is that if any owner objects to the substantial change which the owners have approved, the corporation must, if the owner does not object to the change within 10 days of the approval vote, buy his unit and common interest. $225,500. 4 Bdrms.Mastr+ensuiteâ€"main f1.fam. rm.+fireplace.Large eatâ€"in kit.rec.rm. office. Cent.air. Private yard deck. Immaculate. To view call MIRA LUCIC 825â€"1171 $171,900. 3 Bdrm.,eatâ€"in kit.Open concept plan. Finished low lev. Walk outâ€"cent.vac airâ€"garage â€"quiet streetâ€"quiet area. Pleasure to show. Call MIRA LUCIC 825â€"1171 $1,200. 4 Bdrms. Laundry in unitâ€"5 appl., one parking.Large balcony.Poss. Aug 1st. Utilities included except phone cable. For info. call MIRA LUCIC 825â€"1171. 825â€"1171 24 Hr. Pager In East Ofik\glle ersonda pVic: Holrrxwlesy â€" in 8 days *Sales Representative **Associate Broker So, to avoid such a risk, it would be wise if the Board were to call a meeting of the owners to investigate their objections to such a move, fully explain the need and obtain their permission to go ahead with their plans. A lot of the problems encountered in condoâ€" miniums today arise from the fact that too many Boards neglect to keep their units owners informed about what is going on within the comâ€" plex. This comes about, either through indifference or failure to assign this duty to anyone on the Board. Granted it is not always easy to put together a newsletter covering all the activities that are going on in the average condo, but a simple oneâ€" page bulletin outlining the ongoing problems and the steps that are being taken to deal with them would be sufficient to satisfy the concerns of the owners about that most important area in their lives â€" their home. Royal LePage Real Estate Services Lid., Broker [ o _ _ ROYAL LEPAG Most management companies have the faciliâ€" 1230 1240 Marlborough Court. 2 3 bdrms. with great views of trees. Long closings avail. Gorgeous home approx. 2800 sq. ft. w/ mn fir. den and open staircase to rec. rm. IMO. GLEN ABBEY Exec. rental located on park watercourse. 5 bdrms., 4 bthrms. Approx. 3600 sq. ft. Aug. 1st $158,900 to 179,900 THE SOVEREIGN AN 0 0 7 on i Absolutely spotless with fin. bsmt. 4th tbdrm. Exceptional landscaping front back $234.900 BACKS ONTO TREE $259,900 SHOWCASE HOME â€" $299,900 CORONATIONPARK id eb a Lek L heâ€"apes) Lexial is _ $246,000â€"3RDFLOORLOFT $124$300 BEACH FRONT COTTAGE Lovely sand beach on Lake Erie. 50 mins. to Oakville. 3 bdrms. Excellent cond. New breakwall H. Penman Smith is a Burlington resident who has been active in all phases of condominiâ€" um activity since 1975. He is vice president of ~, The Golden Horseshoe Chapter of the CCI and $ former Condominium Information Officer with _ the Ministry of Consumer and Commercial Relations in Ontario. The opinionsâ€"stated in this column are his own. He is not qualified to give legal opinions. Io P ties to produce such a bulletin or newsletter. All it would take is a commitment on the part of a member of the Board to accept this responsibility and undertake to keep others informed about the activities going on within the complex. Condofax welcomes your questions about condominiums and can be reached through the Oakville Beaver at 467 Speers Rd., Oakville, Ontario, L6K 384, or by calling The Golden Horseshoe Chapter of the Canadian Condominium Institute (CCI) at 905â€"521â€"8144. 75150‘ private, treed lot. Updated inside and out. New kit.with w/o to deck. A rare find! Fully private apartment. Irg. 150‘ deep lot near the harbour. Home is in beautiful cond. Open concept kitchen/family room. Super location in River Oaks. Well landscaped.