#305 1630 154th Strata Documents

STRATA PLAN LMS 2510, Carlton Court Amended April 20, 2015
BYLAWS Page 2
BYLAWS - Strata Plan

LMS 2510, CARLTON COURT
PART I – Separate sections
Towers Section
1.1 The owners of all condominium style strata lots, lots #1 to #25, shall form a
separate section within the strata corporation consisting of all the condominium
style strata lots in the strata plan and bearing the name “Section 1 of The
Owners, Strata Plan LMS 2510”. (the “Towers Section”)
Townhouse Section
1.2 The owners of all townhouse strata lots, lots #26 to #53, shall form a separate
section within the strata corporation consisting of all the townhouse lots in the
strata plan and bearing the name “Section 2 of The Owners, Strata plan LMS
2510”. (the “Townhouse Section”)
Administration of Sections
1.3.1 The Towers Section must elect an executive in the manner described in Part VII
of these Bylaws.
1.3.2 The Townhouse Section must elect an executive in the manner described in
Part VII of these Bylaws.
1.3.3 With respect to matters which relate solely a separate section, each section is a
corporation and has the same powers and duties as the strata corporation to
enter into contracts in the name of such section, to acquire and dispose of land
and other property in the name of or on behalf of such section, and to enforce
bylaws and rules.
1.3.4 Each section may make rules governing the use, safety and condition of the
limited property designated for the exclusive use of such section.
1.3.5 Each of the Towers Section and the Townhouse Section may obtain insurance
only:
a) against perils that are not insured by the strata corporation; or
b) for amounts in excess of amounts that are insured by the strata
corporation.
Each section has the same insurable interest as the strata corporation has in
property contained in such section.
Payment and collection of section fees

Strata Plan LMS2510 Condo
Carlton Court
Approved Budget
Effective March 1, 2016 to February 28, 2017
Approved
Budget
2016-2017
Income
Operating Income 3000-0000 36,380.00
Contingency Reserve Income 3010-0000 7,000.00
Bylaw Fine Income 3020-0000 -
Interest Income 3030-0000 140.00
Move In/Move Out 3040-0000 300.00
Storage/Locker Income 3045-0000 -
Keys/Remote Income 3055-0000 -
Transfer from Prior Year Surplus 3095-0000 -
Total Income 43,820.00
Expense
Agent Fee 4000-0000 6,300.00
Professional Services 4010-0000 700.00
Mgmt Office Supplies & Expenses 4013-0000 180.00
Bank charges 4015-0000 240.00
Miscellaneous 4016-0000 500.00
Insurance 4040-0000 400.00
Electricity 4050-0000 -
Gas 4058-0000 13,800.00
Elevator 4130-0000 3,600.00
Repairs & Maintenance-General 4160-0000 8,000.00
Repairs & Maintenance-Mechanical 4160-0040 -
R & M - Carpet Cleaning 4162-0000 700.00
Window Cleaning 4220-0000 -
Gutter Cleaning 4223-0000 -
Dryer Vents Cleaning 4225-0000 -
Janitorial 4232-0000 2,400.00
Total Expense 36,820.00
Surplus(Deficit) from operations 7,000.00

Contingency Reserve Transfer 4800-0000 7,000.00
Total operating surplus(deficit) -

STRATA PLAN LMS 2510
CARLTON COURT
15332 – 15442 16A Avenue &
1630 154th Street,
Surrey, British Columbia
Bylaws
Attached are the Bylaws of Strata Plan LMS 2510.
For legal purposes, please obtain a true copy as
registered at the Land Title Office.
Incorporated with the Schedule of Standard Bylaws as per the

Strata Property Act
Registered November 25, 1998 BM323490

Registered December 1, 2001 BR344985
Registered May 8, 2002 BT155098
Registered May 2, 2005 BX136901
Registered May 16, 2008 BB0665363
Registered June 12, 2014 CA3776144
Registered June 5, 2015 CA4447066
Note: Please keep in a safe place. There is a charge for additional copies.
BYLAWS Page 2
BYLAWS - Strata Plan

LMS 2510, CARLTON COURT
PART I – Separate sections
Towers Section
1.1 The owners of all condominium style strata lots, lots #1 to #25, shall form a
separate section within the strata corporation consisting of all the condominium
style strata lots in the strata plan and bearing the name “Section 1 of The
Owners, Strata Plan LMS 2510”. (the “Towers Section”)
Townhouse Section
1.2 The owners of all townhouse strata lots, lots #26 to #53, shall form a separate
section within the strata corporation consisting of all the townhouse lots in the
strata plan and bearing the name “Section 2 of The Owners, Strata plan LMS
2510”. (the “Townhouse Section”)
Administration of Sections
1.3.1 The Towers Section must elect an executive in the manner described in Part VII
of these Bylaws.
1.3.2 The Townhouse Section must elect an executive in the manner described in
Part VII of these Bylaws.
1.3.3 With respect to matters which relate solely a separate section, each section is a
corporation and has the same powers and duties as the strata corporation to
enter into contracts in the name of such section, to acquire and dispose of land
and other property in the name of or on behalf of such section, and to enforce
bylaws and rules.
1.3.4 Each section may make rules governing the use, safety and condition of the
limited property designated for the exclusive use of such section.
1.3.5 Each of the Towers Section and the Townhouse Section may obtain insurance
only:
a) against perils that are not insured by the strata corporation; or
b) for amounts in excess of amounts that are insured by the strata
corporation.
Each section has the same insurable interest as the strata corporation has in
property contained in such section.
Payment and collection of section fees

BYLAWS Page 3
1.4.1 Each of the Towers Section and the Townhouse Section is entitled to establish
its own operating fund and contingency fund for common expenses of the
section, including expenses relating to the limited common property designated
for the exclusive use of all of the strata lots in such section.
1.4.2 The executive of each section will prepare an annual budget of section expenses
which is to be included as part of the annual budget prepared by the strata
corporation for approval at annual general meetings. The strata fees payable by
the owners will include the fee owing to the strata corporation and the fees owing
to the owner’s separate section.
1.4.3 Upon receipt each month of strata fees from the owners, the strata corporation
will deposit into separate accounts that portion of such fees which is applicable to
the strata corporation operating fund, the strata corporation contingency reserve
fund, the operating fund of the applicable section and the contingency reserve
fund of the applicable section.
1.4.4 Only authorized signatories for each of the Towers Section and the Townhouse
Section will be entitled to withdraw funds from the operating fund and the
contingency reserve fund for their respective sections.
1.4.5 Special levies approved by a separate section will be payable by the owners in
such section to the strata corporation which will pay such special levy into the
operating fund or the contingency reserve of such section, as directed by such
section.
1.4.6 At the request of a separate section, the strata corporation will register a lien
against an owner’s strata lot if section fees have not been paid to the strata
corporation as part of such owner’s strata fees or if a special levy approved by a
separate section has not been paid by such owner.
Repair and maintenance of property by separate sections
1.5 Each section must repair and maintain the following:

a) Limited common property designated for the exclusive use of all strata
lots within the section;
b) Limited common property (excluding parking stalls and storage lockers)
designated for the exclusive use of a single strata lot within a section, but
only repair and maintenance which occurs less often than once per year;
c) In the case of the Tower Section:
(i) the exterior (including balconies, decks, patios, stairs, chimneys,
windows and doors) and roof of building 1 shown on the strata plan;
(ii) the above ground portion of the structure of Building 1 shown on the
strata plan;
(iii) the hallways and stairwells above the first floor;
(iv) the elevator;
(v) mailboxes for the strata lots within the section;
d) In the case of the Townhouse Section:
BYLAWS Page 4
(i) the exterior (including balconies, decks, patios, stairs, chimneys,

windows and doors) and roofs (including gutters) of Buildings 2 and
3 as shown on the strata plan;
(ii) the above ground portions of the structure of Buildings 2 and 3 as
shown on the strata plan.
PART II - Duties of Owners, Tenants, Occupants and Visitors
Payment of strata fees
2.1.1 An owner must pay strata fees on or before the first day of the month to which
the strata fees relate. The strata fees will be made up of the fees owing to the
strata corporation and the fees owing to the owner’s separate section as set out
in the approved budget.
2.1.2 If an owner is late paying his or her strata fees, the owner must pay to the strata
corporation interest on the late payment amount of 10% per annum compounded
annually.
Repair and maintenance of property by owner
2.2.1 An owner must repair and maintain the owner's strata lot, except for repair and
maintenance that is the responsibility of the strata corporation or a section under
these bylaws.
2.2.2 An owner who has the use of limited common property must repair and maintain
it, except for repair and maintenance that is the responsibility of the strata
corporation or a section under these bylaws.
2.2.3.
(A) An owner or owners of a strata unit located in the Tower Section, and on
a floor above the ground level, will install floor underlay with an FIIC rating
of 62 or higher and must demonstrate this to the Strata Council prior to
the installation. Floor underlay must be installed between the finished
floor and the concrete or plywood base.
(B) An owner or owners of a strata unit in the Tower Section, and on a floor
above ground level, when replacing flooring, will ensure that 60% of hard
floor surfaces excepting kitchens, bathrooms, laundry rooms, and entry
areas are covered with area rugs or carpeting.
(C) An owner or owners of a strata unit in the Tower Section who already has
had hard surface flooring installed or installs it at a late date must take
reasonable steps to satisfy noise complaints from other residents
resulting from the flooring choice.
2.2.4.
(A) During any construction or renovation project in a strata unit, the owner,
or representative or the strata unit must inform all contractors of the
correct Strata Corporation emergency procedures and protocol.
BYLAWS Page 5
(B) The hours of work are restricted to between 8:00am - 7: pm.
(C) Residents above, below and on both sides of the strata unit must be
advised in advance of the dates and times of the work being done.
(D) The service elevator, if required, must be booked in advance.
(E) All packaging material, renovation material or waste material must be

removed and not placed in the strata's garbage containers.
(F) Owners are responsible for maintaining the cleanliness of the common
areas used in the transportation of any renovation or construction
materials.
(G) Owners are responsible for any damage to the common areas, at the time
of construction or in the future that can be attributed to the construction or
renovation.
Use of property
2.3.1 An owner, tenant, occupant or visitor must not use a strata lot, the common
property or common assets in a way that:
(a) causes a nuisance or hazard to another person,
(b) causes unreasonable noise. Sound reproduction shall be restricted so as
not to disturb other residents.
(c) unreasonably interferes with the rights of other persons to use and enjoy
the common property, common assets or another strata lot,
(d) obstructs sidewalks or driveways or interferes with the ingress or egress
to or from the strata lots,
(e) is illegal, or injurious to the reputation of the complex, or is contrary to
any of the provisions, rules or ordinances of any Statute or Municipal
bylaw.
2.3.2 An owner, tenant, occupant or visitor shall not:

(a) cause damage, other than reasonable wear and tear, to the common
property, common assets or those parts of a strata lot which the strata
corporation must repair and maintain under these bylaws or insure under
the Act;
(b) cause any damage to trees, plants, bushes or lawns and shall not place
chairs, tables or other objects on the lawns, walls or planted areas so as
to damage them or to inhibit growth or to interfere with lawn and ground
maintenance;
(c) do anything or permit anything to be done that will increase the risk of fire
or increase the rate of fire insurance on the buildings or any part thereof;
(d) do anything or permit anything to be done to damage the plumbing or
BYLAWS Page 6
electrical systems of the complex. Any damage to any of these systems

by the wrongful act or neglect of the owner, resident or guest shall be
repaired at the expense of such owner;
(e) roller blade, skate board, operate a scooter (other than a scooter for the
handicapped) or cycle or permit anyone to so act in the elevator, the
hallways or on any other common property, except that tricycles or
bicycles with wheels under 13 inches may be operated in the courtyard by
small children while supervised.
(f) store combustible, flammable or hazardous materials in the underground
parking area, storage lockers or in or adjacent to any strata lot except
normal household cleaners and up to twenty pounds of propane for
barbecues. Propane must not be stored indoors. Only that quantity of fuel
or solvents as specified by and stored as designated under the Fire
Marshall’s Act or Municipal Ordinance shall be permitted within the -
basement storage areas. Storage of personal items is not permitted in
Janitorial lockers on floors 3 and 4 in the Towers nor in aisles of locker
rooms;
(g) allow his/her strata lot or adjacent patio or other areas to become
unsightly or unsanitary.
Specifically:
(i) No refuse of any kind shall be allowed to accumulate within any
strata lot, any adjacent common property or in the parking garage.
(ii) Tower and townhouse garbage and ordinary household refuse
shall be securely tied in plastic or paper bags and placed in the
bin provided in the garbage room.
(iii) No garbage bags or bins are permitted on the front side of the
townhouses or in the parkade. No shopping carts are to be left on
the property except for appropriately screened bins located on the
front side of the townhouses to accommodate residents with
physical disabilities as approved by Council.
(iv) No smoking of pipes, cigarettes, cigars or any other substance
shall be permitted in any interior common property area of the
strata plan.
(h) keep any animal livestock or pet of any kind in his/her strata lot or on or
about the common property, except in accordance with these bylaws and
any rules and regulations established by the council from time to time.
Specifically:
(i) an owner of a strata lot whose guest brings an animal onto the
common property or any limited common property shall be
responsible to ensure that the guest complies with all
requirements of these bylaws as they relate to pets and shall
perform all of the duties and obligations with respect to that animal
as set out in these bylaws as if the animal were kept by the owner
or occupant in his strata lot;
(ii) No person shall keep an animal, livestock or pet on any common
property or within any strata lot after receipt of notice from council
stating that complaints have been received and that said animal,
BYLAWS Page 23
(c) The strata council, in granting or refusing approval shall act in the best
interests of the strata corporation as a whole and of the owners thereof
and shall consider all objections or relevant material presented to it.
8.1.3 Before a tenant may move into any strata lot, the owner shall deliver or cause
to be delivered to the strata corporation a “Form K – Notice of Tenant’s
Responsibilities” in the form set out in the Act, signed by the tenant.
Sales
8.2.1 An owner of a strata lot when selling his/her strata lot will not permit “For Sale”
signs to be placed on or about the common property except on the signage
post which is designed for such purpose;
PART IX - Voluntary Dispute Resolution
Voluntary dispute resolution
9.1.1 A dispute among owners, tenants, the strata corporation or any combination of
them may be referred to a dispute resolution committee by a party to the
dispute if
(a) all the parties to the dispute consent, and
(b) the dispute involves the Act, the regulations, the bylaws or the rules.
9.1.2 A dispute resolution committee consists of

(a) one owner or tenant of the strata corporation nominated by each of the
disputing parties and one owner or tenant chosen to chair the committee
by the persons nominated by the disputing parties, or
(b) any number of persons consented to, or chosen by a method that is
consented to, by all the disputing parties.
9.1.3 The dispute resolution committee must attempt to help the disputing parties
to voluntarily end the dispute.
BYLAWS Page 8
2.3.4 Owners, tenants and occupants are responsible for the actions of anyone that
they admit to the complex.
2.3.5 Owners, tenants and occupants shall report the presence of any suspicious
persons in or around the complex to the police or other competent authority
2.3.6 Owners, tenants, occupants and guests shall keep doors and gates closed when
not personally attended and shall ensure that parking and pedestrian doors and
gates are securely closed behind them on entering or leaving the complex, and
shall not admit anyone with whom they do not have specific personal business.
2.3.7 A fine of $50 shall be levied to the owner or occupant responsible if the front door
of the building or the garage security gate is found open or left open and
unattended.
2.3.8 Owners tenants and occupants shall notify the strata corporation in advance of
the date and time that they will be moving into or out of a strata lot. The strata
corporation may regulate the times and manner in which any moves into or out of
a strata lot may be made, charge nonrefundable moving in and out fees, charge
a moving in and out damage deposit, and require that such moves be
coordinated with the strata corporation on such notice as the strata council may,
in its sole discretion, require. (Amended April 19, 2005.)
Inform strata corporation
2.4.1 Within 2 weeks of becoming an owner, an owner must inform the strata
corporation of the owner's name, strata lot number and mailing address outside
the strata plan, if any.
2.4.2 Prior to a tenant occupying a strata lot, an owner must cause the tenant to inform
the strata corporation of his or her name and to complete and deliver to council a
Notice of Tenant Responsibilities (Form K) signed by the tenant.
Obtain approval before altering a strata lot
2.5.1 An owner must obtain the written approval of the strata corporation before
making an alteration to a strata lot that involves any of the following:
(a) the structure of a building;
(b) the exterior of a building;
(c) chimneys, stairs, balconies or other things attached to the exterior of a
building (including antenna or TV equipment);
(d) doors or windows on the exterior of a building, or that front on the
common property;
(e) fences, railings or similar structures that enclose a patio, balcony or yard;
(f) common property located within the boundaries of a strata lot;
(g) those parts of the strata lot which the strata corporation must insure under
the Act.
BYLAWS Page 9
2.5.2 An owner must not install, or permit any occupant of his/her strata lot to install
replacement floor covering without cushion soundproofing or to use a method of
installation that uses nails or other connectors that may damage the concrete
floor or puncture the in-floor heating system. The owner is responsible for any
damage caused during or by floor covering replacement. (Amended April 19,
2005.)
Obtain approval before altering common property
2.6.1 An owner must obtain the written approval of the strata corporation before
making an alteration to common property, including limited common property, or
common assets.
2.6.2 The strata corporation may require as a condition of its approval that the owner
agree, in writing:
(a) to take responsibility for any current and future expenses relating to the
alteration;
(b) to provide, at the request of the strata corporation, evidence of
appropriate insurance coverage relating to the alteration; and
(c) to remove the alteration and restore the common property, if required by
the strata corporation, should the owner sell or move from the strata lot.
Permit entry to strata lot
2.7.1 An owner, tenant, occupant or visitor must allow a person authorized by the
strata corporation to enter the strata lot
(a) in an emergency, without notice, to ensure safety or prevent significant
loss or damage, and
(b) at a reasonable time, on 48 hours' written notice,
(i) to inspect, repair or maintain common property, common assets
and any portions of a strata lot that are the responsibility of the
strata corporation to repair and maintain under these bylaws or
insure under the Act, and
(ii) to ensure compliance with the Act and the bylaws.
2.7.2 The notice referred to in subsection 2.7.1 (b) must include the date and
approximate time of entry, and the reason for entry.
2.8 An owner, tenant, occupant or visitor must comply strictly with these bylaws and
with any rules adopted by the strata corporation or either of the separate sections
applicable to such owner from time to time.
2.9 An owner tenant or occupant must not do or omit to do, whether deliberately or
accidentally, any act which would result in a claim being made on the insurance
policy of either the strata corporation or a separate section.
Bicycles, storage and parking
2.10.1 Bicycles are not permitted in the elevator, the hallways or any other common
BYLAWS Page 10
areas. No bicycles are to be kept on balconies, patios or walkways; instead, they

shall be stored in the bicycle room in the underground parking facility. All bicycles
must enter or exit the building by way of the vehicle entry to the parking garage.
2.10.2 The council will be responsible for the orderly administration of the use of spaces
within the bicycle storage room.
2.10.3 The council will be responsible for the orderly administration of the use of rental
lockers within the locker rooms, including the charging of fees to users if
approved by resolution of the council.
2.10.4 Any owner, tenant, occupant of any strata lot or guest, agent or invitee that
leaves any item anywhere on the common property or limited common property
does so at his own risk.
2.10.5 An owner, tenant or occupant of any strata lot must use parking stalls only for the
parking of licensed vehicles, insured for liability, motorized scooters and trailers
under one tonne GVW, and one standard sized recycle bin permitted in the
Townhouse parking stalls only. The storage of tires, litter or any other items is
not allowed unless otherwise approved in writing by the strata council. Items
parked adjacent to common property access points shall not obstruct access to
the common property in any way.
2.10.6 Visitor parking areas are for the use of guests only on a first come – first serve
basis and shall be limited to 24 hours without restriction. No vehicle is to be
parked in a visitor space for longer than 24 hours without the prior authorization
of the designated strata council representative. A visiting vehicle must display a
note showing the unit number of the owner or resident being visited.
Unauthorized vehicles will be removed at the owner’s risk and expense.
2.10.7 Vehicles found in unallocated spaces will be removed at the owner’s expense
and risk.
2.10.8 An owner of a strata lot shall not:

(a) use, or permit any occupant of his/her strata lot to use, any parking
space in the parking facility or on the common property, or limited
common property except the parking space that has been specifically
assigned to his/her strata lot, or when specifically agreed with another
owner, the parking space assigned to the strata lot of that other owner.
(b) Carry out or permit any occupant of his strata lot or a guest, to carry out,
any oil changes, major repairs or adjustments to motor vehicles or other
mechanical equipment on the common property or limited common
property except in case of emergency;
(c) Rent or lease the parking space assigned by the strata corporation to
his/her strata lot or otherwise permit that parking space to be regularly
used by anyone that is not a resident of the strata complex without the
prior written consent of the strata council;
(d) Park or permit any occupant of his/her strata lot or a guest to park any
vehicle, in a manner which will reduce the width of the garage roadway or
BYLAWS Page 13
(b) for the remainder of the president's term if the president ceases to hold
office.
3.6.4 If an officer other than the president is unwilling or unable to act for a period of 2
or more months, the council members may appoint a replacement officer from
among themselves for the remainder of the term.
Calling council meetings
3.7.1 Any council member may call a council meeting by giving the other council
members at least one week's notice of the meeting, specifying the reason for
calling the meeting.
3.7.2 The notice does not have to be in writing.
3.7.3 A council meeting may be held on less than one week's notice if
(a) all council members consent in advance of the meeting, or
(b) the meeting is required to deal with an emergency situation, and all
council members either
(i) consent in advance of the meeting, or
(ii) are unavailable to provide consent after reasonable attempts to
contact them.
3.7.4 The council must inform owners about a council meeting as soon as possible
after the meeting has been called.
Requisition of council hearing
3.8.1 By application in writing, stating the reason for the request, an owner or tenant
may request a hearing at a council meeting.
3.8.2 If a hearing is requested under subsection 3.8.1, the council must hold a meeting
to hear the applicant within 2 weeks of the request.
3.8.3 If the purpose of the hearing is to seek a decision of the council, the council must
give the applicant a written decision within one week of the hearing.
Quorum of council
3.9.1 A quorum of the council is

(a) 1, if the council consists of one member,
(b) 2, if the council consists of 2, 3 or 4 members,
(c) 3, if the council consists of 5 or 6 members, and
(d) 4, if the council consists of 7 members.
3.9.2 Council members must be present in person at the council meeting to be counted
in establishing quorum.
BYLAWS Page 14
Council meetings
3.10.1 At the option of the council, council meetings may be held by electronic means,
so long as all council members and other participants can communicate with
each other.
3.10.2 If a council meeting is held by electronic means, council members are deemed
to be present in person.
3.10.3 Owners may attend council meetings as observers.
3.10.4 Despite subsection 3.10.3, no observers may attend those portions of council
meetings that deal with any of the following:
(a) bylaw contravention hearings under section 135 of the Act;
(b) rental restriction bylaw exemption hearings under section 144 of the Act;
(c) any other matters if the presence of observers would, in the council's
opinion, unreasonably interfere with an individual's privacy.
Voting at council meetings
3.11.1 At council meetings, decisions must be made by a majority of council members

present in person at the meeting.
3.11.2 If there is a tie vote at a council meeting, the president may break the tie by
casting a second, deciding vote.
3.11.3 The results of all votes at a council meeting must be recorded in the council
meeting minutes, along with the names of the council members moving and
seconding any resolutions, and the names of any dissenting or abstaining
council members.
Council to inform owners of minutes
3.12 The council must inform owners of the minutes of all council meetings within 2
weeks of the meeting, whether or not the minutes have been approved.
Delegation of council's powers and duties
3.13.1 Subject to subsections 3.13.2 to 3.13.4, the council may delegate some or all of
its powers and duties to one or more council members or persons who are not
members of the council, and may revoke the delegation.
3.13.2 The council may delegate its spending powers or duties, but only by a
resolution that
(a) delegates the authority to make an expenditure of a specific amount for a
specific purpose, or
(b) delegates the general authority to make expenditures in accordance with
BYLAWS Page 15
subsection 3.13.3.
3.13.3 A delegation of a general authority to make expenditures must:

(a) set a maximum amount that may be spent, and
(b) indicate the purposes for which, or the conditions under which, the money
may be spent.
3.13.4 The council may not delegate its powers to determine, based on the facts of
a particular case:
(a) whether a person has contravened a bylaw or rule,
(b) whether a person should be fined, and the amount of the fine, or
(c) whether a person should be denied access to a recreational facility.
Spending restrictions
3.14.1 A person may not spend the strata corporation's money unless the person has
been delegated the power to do so in accordance with these bylaws.
3.14.2 Despite subsection 3.14.1, a council member may spend the strata
corporation's money to repair or replace common property or common assets if
the repair or replacement is immediately required to ensure safety or prevent
significant loss or damage.
Limitation on liability of council member
3.15.1 A council member who acts honestly and in good faith is not personally liable
because of anything done or omitted in the exercise or intended exercise of
any power or the performance or intended performance of any duty of the
council.
3.15.2 Subsection 1.15.1 does not affect a council member's liability, as an owner, for a
judgment against the strata corporation.
PART IV - Enforcement of Bylaws and Rules
Maximum fine
4.1.1 The strata corporation may fine an owner or tenant a maximum of

(a) $200 for each contravention of a bylaw, and
(b) $50 for each contravention of a rule.
Continuing contravention and collection
4.1.2 If an activity or lack of activity that constitutes a contravention of a bylaw or rule

continues, without interruption, for longer than 7 days, a fine may be imposed
every 7 days.
REMINDER – owners are requested to submit pre-authorized payment forms to Ascent or submit
cheques for payment.
BUSINESS ARISING
1. Lobby Improvements: Artwork has been purchased for the lobby and will be installed shortly.
NEW BUSINESS
1. Air-Handling Unit: The Executive had earlier voted by email to proceed with the installation of a new
heat exchanger for the Air-Handling Unit. It was MOVED, SECONDED and CARRIED to certify the
email vote. Delivery is scheduled for 6-8 weeks.
CORRESPONDENCE
None
TERMINATION
The meeting was terminated at 8:06 p.m.
NEXT MEETING
The next meeting will take place on November 15, 2016.
After Hours Emergency Line: 604-293-2459

Ascent Real Estate Management Corporation – 2176 Willingdon Avenue, Burnaby, BC V5C 5Z9
Phone: 604-431-1800 Fax: 604-431-1818 email: ascent@ascentpm.com website: www.ascentpm.com
Tower Section Meeting Minutes (November 22, 2016) Strata Plan LMS 2510 – “Carlton Court” Page 2 of 2
BYLAWS Page 17
voters.
5.3.2 At an annual or special general meeting a vote is decided on a show of voting

cards, unless an eligible voter requests a precise count.
5.3.3 If a precise count is requested, the chair must decide whether it will be by show
of voting cards or by roll call, secret ballot or some other method.
5.3.4 The outcome of each vote, including the number of votes for and against the
resolution if a precise count is requested, must be announced by the chair and
recorded in the minutes of the meeting.
5.3.5 If there is a tie vote at an annual or special general meeting, the president, or, if
the president is absent or unable or unwilling to vote, the vice president, may
break the tie by casting a second, deciding vote.
5.3.6 If there are only 2 strata lots in the strata plan, subsection (5) does not apply.
5.3.7 Despite anything in this section, an election of council or any other vote must be
held by secret ballot, if the secret ballot is requested by an eligible voter.
5.3.8 An owner who is otherwise an eligible voter may not exercise his or her vote for a
strata lot, except on matters requiring an unanimous vote, if the strata
corporation is entitled to register a lien against that strata lot.
Order of business
5.4 The order of business at annual and special general meetings is as follows:
(a) certify proxies and corporate representatives and issue voting cards;
(b) determine that there is a quorum;
(c) elect a person to chair the meeting, if necessary;
(d) present to the meeting proof of notice of meeting or waiver of notice;
(e) approve the agenda;
(f) approve minutes from the last annual or special general meeting;
(g) deal with unfinished business;
(h) receive reports of council activities and decisions since the previous
annual general meeting, including reports of committees, if the meeting is
an annual general meeting;
(i) ratify any new rules made by the strata corporation;
(j) report on insurance coverage, if the meeting is an annual general
meeting;
(k) approve the budget for the coming year, if the meeting is an annual
general meeting;
(l) deal with new business, including any matters about which notice has
been given;
(m) elect a council, if the meeting is an annual general meeting;
(n) terminate the meeting.
Electronic Attendance at Meeting

BYLAWS Page 18
5.4 At the option of council, attendance by persons at an annual or special general

meeting may be by telephone or other electronic method permits all persons
participating in the meeting to communicate with each other during the meeting
PART VI - Common expenses
6.1 Strata fees (Repealed)

6.2 Section fees (Repealed)
6.3 Apportionment of common expenses (Repealed)
6.4 Allocation between sections (Repealed)
6.5. Expenses attributable to limited common property (Repealed)
Apportionment within a section
6. Common expenses attributable to the strata lots in a separate section shall be

apportioned by the executive of that separate section in the following manner:
(a) common expenses shall be allocated to all strata lots in the separate
section and shall be borne by the owners in that section in the proportion
that the unit entitlement of each strata lot bears to the aggregate unit
entitlement of all strata lots in that section or as otherwise set out in the
current budget of that separate section. If a strata lot shall require a utility
or other service not supplied to all lots in the section, the cost shall not be
a common expense and if this utility is not separately metered or billed so
as to measure the use thereof by the strata lot the cost of such utility shall
be apportioned to the strata lot by the executive of the separate section,
on such reasonable basis as it shall determine.
(b) the cost to each owner of a strata lot of electricity supplied to it will be
separately metered for that strata lot.
PART VII - Sections
First meeting of section
7.0 The first Annual meeting of each separate section must be called and chaired by
the president of the council within 6 weeks of the section being established under
this bylaw.
Section executive size
7.1.1 The executive of each section must have at least 3 and not more than 7
members.
7.1.2 A member of the section executive is eligible for election to the strata council.
Executive member’s terms
7.2.1 The term of office of a member of the executive begins at the end of the meeting
at which he/she is elected ends at the end of the annual general meeting at
which the new executive is elected.
BYLAWS Page 19
7.2.2 A person whose term as a member of the executive is ending is eligible for
reelection.
Removing executive members
7.3.1 A section may, by a resolution passed by a majority vote at a meeting of the

section, remove one or more member from its executive.
7.3.2 After removing an executive member, the section must hold an election at the
same annual or special general meeting to replace the member for the remainder
of the term.
7.3.2 No person may stand for the executive or continue to be on the executive with
respect to a strata lot if the strata corporation is entitled to register a lien against
that strata lot.
Replacing executive members
7.4.1 If a member of the executive resigns or is unwilling or unable to act for a period
of 2 or more months, the remaining members of the executive may appoint a
replacement member for the remainder of the term.
7.4.2 A replacement member may be appointed from any person eligible to sit on the
executive.
7.4.3 The executive may appoint a council member under this section even if the
absence of the member being replaced leaves the executive without a quorum.
7.4.4 If all the members of the executive resign or are unwilling or unable to act for a
period of 2 or more months, persons holding at least 25% of the section’s votes
may hold a meeting to elect a new executive by complying with the provisions of
the Act, the regulations and the bylaws respecting the calling and holding of
meetings.
Executive Officers
7.5.1 At the first meeting of the executive held after each annual general meeting of a
section, the executive must elect, from among its members, a president, a vice
president, a secretary and a treasurer.
7.5.2 A person may hold more than one office at a time, other than the offices of
president and vice president.
7.5.3 The vice president has the powers and duties of the president
(a) while the president is absent or is unwilling or unable to act, or
(b) for the remainder of the president's term if the president ceases to hold
office.
7.5.4 If an officer other than the president is unwilling or unable to act for a period of 2
or more months, the executive members may appoint a replacement officer from
BYLAWS Page 21
7.9.4 Despite subsection 7.9.3, no observers may attend those portions of executive
meetings that deal with any of the following:
(a) bylaw contravention hearings;
(b) rental restriction bylaw exemption hearings;
(c) any other matters if the presence of observers would, in the executive's
opinion, unreasonably interfere with an individual's privacy.
Voting at executive meetings
7.10.1 At executive meetings, decisions must be made by a majority of executive

members present in person at the meeting.
7.10.2 If there is a tie vote at an executive meeting, the president may break the tie by
casting a second, deciding vote.
7.10.3 The results of all votes at an executive meeting must be recorded in the
executive meeting minutes.
Executive to inform owners of minutes
7.11 The executive must inform owners of the minutes of all executive meetings
within 2 weeks of the meeting, whether or not the minutes have been
approved.
Delegation of executive's powers and duties
7.12.1 Subject to subsections 7.12.2 to 7.12.4, the executive may delegate some or all
of its powers and duties to one or more executive members or persons who are
not members of the executive, and may revoke the delegation.
7.12.2 The executive may delegate its spending powers or duties, but only by a
resolution that
(a) delegates the authority to make an expenditure of a specific amount for a
specific purpose, or
(b) delegates the general authority to make expenditures in accordance
with subsection 7.12.3.
7.12.3 A delegation of a general authority to make expenditures must

(a) set a maximum amount that may be spent, and
(b) indicate the purposes for which, or the conditions under which, the money
may be spent.
7.12.4 The executive may not delegate its powers to determine, based on the facts of
a particular case,
(a) whether a person has contravened a bylaw or rule,
(b) whether a person should be fined, and the amount of the fine, or
(c) whether a person should be denied access to a recreational facility.
BYLAWS Page 22
Spending restrictions
7.13.1 A person may not spend the section’s money unless the person has been
delegated the power to do so in accordance with these bylaws.
7.13.2 Despite subsection 7.13.1, an executive member may spend the section’s
money to repair or replace limited common property which has been
designated for the use of the section if the repair or replacement is immediately
required to ensure safety or prevent significant loss or damage.
Limitation on liability of executive member
7.14.1 An executive member who acts honestly and in good faith is not personally
liable because of anything done or omitted in the exercise or intended exercise
of any power or the performance or intended performance of any duty of the
executive.
7.14.2 Subsection 7.14.1 does not affect an executive member's liability, as an

owner, for a judgment against the strata corporation.
7.14.3 Any consent, approval or permission given under these bylaws by the strata
corporation or the executive of a separate section, as the case may be, shall be
revocable ay any time upon reasonable notice.
Small Claims Court
7.15.1 Notwithstanding any provision of the Act, a separate section may proceed
under the Small Claims Act (British Columbia) against an owner or other
person to collect money owing to the section, including money owing as a fine,
without requiring authorization by resolution passed by a ¾ vote.
PART VIII – Rentals and sales
Rentals
8.1.1 Each strata lot shall be occupied only as a single family residence.
8.1.2 Strata lots purchased from the developer or from first owners prior to the
adoption of this bylaw will be included in the leased or rented total of strata lots
and reduced on the sale of said property until a total of six units is reached.
This limitation shall be administered and enforced by the strata council. For the
purpose of enforcing this limitation, the following administrative provisions
apply:
(a) Any owner wishing to rent or lease a strata lot shall apply to the strata
council for approval prior to signing a tenancy agreement;
(b) Upon receipt of such a request, the strata council shall review the request
and consider the number of lots which may be leased or rented pursuant
to this bylaw.
Strata Council Meeting Minutes - Tower Section
Strata Plan LMS 2510 - Carlton Court
1630 154th Street, Surrey V4A 9T3
Held on May 11, 2016

In the Amenity Room at 7:00 pm
Present: Ron Penner

Renate Gantner
Dale Kastanis
Regrets: Martin Sutherland

Ho Quan
Call to Order:
The meeting was called to order at 7:20 pm
Adoption of Minutes:
It was moved, seconded and carried to adopt the minutes of the meeting of April 6, 2016 with
the following correction:
New Business:
"The unit entitlement of several units has changed to reflect the documents filed with the Land
Title Office for Carlton Court. A letter will be sent to owners affected by this change outlying the
reasons."
Financial Report:
The financial reports for the month of April are not available for review at this time. They will be
reviewed and approved at the May 26, 2016 meeting.
Business Arising From the Minutes:
1. Refurbishing the Lobby - It was moved, seconded and carried to approve the quote
from Brushfire Painting to paint the lobby and first floor hallway at a cost of $2985.00 plus GST
It was further moved, seconded and carried to ask Janet Williams from Magic Home Staging to
assist with choosing fabric for the chair cushions, art work and furnishings.
2. Recirculation System - It was moved, seconded and carried to request the Strata
Agent to obtain quotes for comparison from one other repiping firm and one firm who does
project management (possibly CCI, the company currently managing the balcony project. Then
an information package and meeting can be put together for the owners.
3. Building Monument - Pictures of several other local building monuments were

reviewed. It was moved, seconded and carried to request the Strata Agent to recommend a sign
EXECUTIVE MEETING MINUTES – TOWER SECTION
STRATA PLAN LMS 2510 - “CARLTON COURT”
1630 – 154 STREET, SURREY, V4A 1T3
Held on November 22, 2016

In the Amenity Room at 7:30 p.m.
PRESENT: Dale Kastanis President

Martin Sutherland Vice-President
Ron Penner Treasurer
Renata Gantner Secretary
Ho Quan
STRATA MANAGER: Jihad Faris, Ascent Real Estate Management Corporation
CALL TO ORDER
The meeting was called to order at 7:41 p.m.
MINUTES OF THE PREVIOUS MEETINGS
It was MOVED, SECONDED and CARRIED to approve the October 18, 2016 Tower Section meeting minutes
as distributed.
FINANCIAL REPORT
1. Financial Statements: The Executive reviewed the financial statements for October 2016. It was
MOVED, SECONDED and CARRIED to approve the October 2016 financial statements.
2. Accounts Receivables: The Executive received the account receivable balances. The Strata Manager
reported the current arrears stand at $275.90 for the Tower Section fees.
3. Invoices: It was MOVED, SECONDED and CARRIED to approve outstanding invoices.
POLICY FOR COLLECTION OF OUTSTANDING STRATA ACCOUNTS
Step 1: All outstanding accounts will receive a Statement of Account. This will show your account
balance and a reminder to please remit your payment in full.
Step 2: A lien warning letter will be sent advising the owner that if the account is not paid in full within
21 days that a lien will be placed against the strata lot. A title search charge of $100 + tax is
added to the account of the owner receiving the lien warning. A copy of the lien warning letter
is also sent to the mortgage company, as it is a default on the mortgage.
Step 3: If there is no response to the lien warning letter within 21 days, a lien will be placed on the
affected strata lot. Owners are advised that if a lien is placed against your unit, a $550 + tax
charge will be applied to your unit to cover the cost associated with the lien. The mortgage
holder is also advised of the lien warning letter and pending lien as it is a default of the
mortgage terms.
Step 4: If the account continues to accumulate after the lien has been applied to the strata lot, the next
step in collection is a demand letter from a lawyer advising the owner that if payment in full is
not received within 30 days that the Strata Corporation will proceed to the Supreme Court of
British Columbia seeking a forced sale to satisfy the debt.
BUSINESS ARISING
1. Lobby Improvements: Artwork has been purchased for the lobby and will be installed shortly.
NEW BUSINESS
1. Air-Handling Unit: The Executive had earlier voted by email to proceed with the installation of a new
heat exchanger for the Air-Handling Unit. It was MOVED, SECONDED and CARRIED to certify the
email vote. Delivery is scheduled for 6-8 weeks.
CORRESPONDENCE
None
TERMINATION
NEXT MEETING

Strata Plan LMS 2510 Council Meeting held July 14, 2015
Carlton Court – Tower Section Page 2
2. Correspondence Received – None

3. Correspondence Sent – None
E. WORK ORDERS – None

F. NEW BUSINESS – Nothing at this time.
G. DATE OF NEXT MEETING

The date of the next Tower Section meeting will be determined when the new Property
Manager takes over August 1, 2015.
H. ADJOURNMENT
There being no further business, IT WAS MOVED to adjourn the meeting at 8:45 PM.
Edited by Council
Compiled by: Catherine Keating, Strata Agent Telephone: 604-541-5210
Hugh & McKinnon Realty Ltd., Strata Agents Fax: 604-531-4624
14007 – 16 Avenue, Surrey, BC V4A 1P9 Email: strata@hughmckinnon.com
IF YOU SMELL GAS

Or in the case of a natural gas related emergency, call FortisBC’s natural gas emergency number
at 1-800-663-9911.
For an electricity related emergency, call 1-888-436-7847.
EMERGENCIES
In case of fire or criminal activity, please call 911.
In case of flood, or other emergencies call
Hugh & McKinnon Realty Ltd., Strata Agents, at 604 531 1909 (24 hours)
and state the emergency.
COPIES
It is recommended that you keep original copies of meeting minutes. Owners requiring copies of minutes,
bylaws, rules, financial statements, etc. (i.e. when selling their Units) will be required to pay:
1. Minutes (14 days notice required) @ 25 cents per page + taxes
2. Bylaws & Financial Statements (7 days notice required) @ 25 cents per page + taxes
3. Form B: (with 7 days notice) $35.00 + taxes –PRIORITY FEES FOR RUSH ORDERS
Any attachments to Form B, if applicable, will be 25 cents + taxes
4. Form F: (with 7 days notice) $15.00 + taxes - PRIORITY FEES FOR RUSH ORDERS
BUSINESS ARISING
1. Interior Design/Lobby Painting: The Executive is pleased to report that the lobby area redesign is
expected to be under budget. A few accessories will be installed shortly.
2. Elevator Recommendations: Thyssenkrupp Elevators provided the Strata Corporation with certain
recommendations pertaining to the elevators. Metro Elevator was also contacted for their advice. Metro
Elevator recommended that the work be completed at a later date. After careful consideration and after
speaking to the technician that services the elevators, it was MOVED, SECONDED, and CARRIED not
to install a door restrictor for the elevator at this time. The Executive will look into this item in the next
3-5 years along with other elevator components.
NEW BUSINESS
1. Ascent Avenue: The Executive had earlier voted to proceed with Ascent Avenue (website portal). It
was MOVED, SECONDED, and CARRIED to execute the agreement.
CORRESPONDENCE
None
TERMINATION
NEXT MEETING

Tower Section Meeting Minutes (October 18, 2016) Strata Plan LMS 2510 – “Carlton Court” Page 2 of 2
strata Plan LMS 2510 Council Meeting held June 17, 2015
Carlton Court - Tower Section Page 3
IF YOU SMELL GAS
Or in the case of a natural gas related emergency, call FortisBC's natural gas emergency number
at 1-800-663-9911.
EMERGENCIES

COPIES
3. Form B: (with 7 days notice) $35.00 + taxes -PRIORITY FEES FOR RUSH ORDERS
Any attachments to Form B, ifapplicable, will be 25 cents + taxes
4. FormF: (with 7 days notice) $15.00 +taxes-PRIORITY FEES FOR RUSH ORDERS
r
STRATA PLAN LMS 2510 - CARLTON COURT
COUNCIL MEETING - TOWER SECTION
HELD WEDNESDAY, MAY 13, 2015
AT 8:00 P.M. IN AMENITY ROOM
May 15. 2015
A. CALL TO ORDER
The meeting was called to order by the Strata Agent at 8:19 PM. The following Council
members were In attendance:
Dale Kastanis Renate Gantner

Ron Penner Ho Quan
Catherine Keating, Strata Agent
Regrets: Angle Cuthbert
B. ADOPTION OF THE PREVIOUS COUNCIL MEETING MINUTES - none.
C. ELECTION OF COUNCIL EXECUTIVE
Dale Kastanis President

Ron Penner VIce-Presldent / Treasurer
Renate Gantner Secretary
BUSINESS ARISING FROM THE MINUTES

1. Balcony Repairs - The Strata Agent advised that Scott from Tarcott Construction had
met with Ron Penner to review the balcony Issues as some of the work that CoastPro
has quoted to date may be more extensive than what Is necessary. Tarcott will bring
In their own engineer, Ralnshleld to review the scope of work and once this Is
received, Council will continue to review what needs to be done In regards to
proceeding with the fourth floor balcony work. Ron Penner has agreed to meet with
Scott to try and coordinate the visits to the various units to be reviewed by the
engineer In order to create a scope of work and quote for this work.
2. Reclrculatlno System - The Strata Agent confirmed that she would be meeting with
Andy from First Rate Mechanical on Friday, May 15^^ to review the recirculating
replacement and allow him to measure It so that he can provide a formal quote. Any
drawings the Strata has for the mechanical systems will also be provided to Andy at
this time. It Is hoped that this work can be carried out fairly quickly In order to avoid
any more Issues with leaks from the recirculating system.
STRATA MANAGERS REPORT

1. Financial Report -
a) Financial Statements for April 2015
The April 2015 financlals were provided to Council for Information only. As the
finances up to the end of April were done In the same manner they had been
prior to the bylaws changing, the financial reports are to be reviewed by the
Corporate Council for this month. The reports were provided for Information
purposes only.
2. Correspondence Received
a) Email from an owner regarding levy payment and dog feces.
b) Email from an owner regarding a toilet overflow.
Strata Council Meeting Minutes - Tower Section
Strata Plan LMS 2510 - Carlton Court
1630 154th Street, Surrey V4A 9T3
Held on May 11, 2016

In the Amenity Room at 7:00 pm
Present: Ron Penner

Renate Gantner
Dale Kastanis
Regrets: Martin Sutherland

Ho Quan
Call to Order:
The meeting was called to order at 7:20 pm
Adoption of Minutes:
It was moved, seconded and carried to adopt the minutes of the meeting of April 6, 2016 with
the following correction:
New Business:
"The unit entitlement of several units has changed to reflect the documents filed with the Land
Title Office for Carlton Court. A letter will be sent to owners affected by this change outlying the
reasons."
Financial Report:
The financial reports for the month of April are not available for review at this time. They will be
reviewed and approved at the May 26, 2016 meeting.
Business Arising From the Minutes:
1. Refurbishing the Lobby - It was moved, seconded and carried to approve the quote
from Brushfire Painting to paint the lobby and first floor hallway at a cost of $2985.00 plus GST
It was further moved, seconded and carried to ask Janet Williams from Magic Home Staging to
assist with choosing fabric for the chair cushions, art work and furnishings.
2. Recirculation System - It was moved, seconded and carried to request the Strata
Agent to obtain quotes for comparison from one other repiping firm and one firm who does
project management (possibly CCI, the company currently managing the balcony project. Then
an information package and meeting can be put together for the owners.
3. Building Monument - Pictures of several other local building monuments were

reviewed. It was moved, seconded and carried to request the Strata Agent to recommend a sign
company to work with Council to develop a design. This item will be discussed at the Corporate
Council meeting on May 26.
4. Balcony Project - Ron Penner reported that the project was going well but would
require another 2 weeks for completion. Items still needing to be done include flashings, guard
rails, hardware and placement of vinyl over the torch-on roof on the corner balconies.
New Business:
1. Window Washing Quotes - It was moved, seconded and carried to request the Strata
Agent to get a refresh on the quote for the Tower windows from Black Tie and one other window
washing company. It was suggested that the Tower windows be scheduled after the scaffolding
is removed and that we try to coordinate the window washing with the Townhouse section for
better pricing.
2. Landscaping Committee - It was suggested at the Corporate AGM that a landscaping

committee be formed from the owners who would confer with and direct the landscapers
regarding conformity, plant care, weeding, tree management etc. Anyone who would like to be
part of this group should contact the Strata Agent.
3. Rental Policy - There was discussion at the meeting with Tony Gioventu regarding
necessary changes in the policy around rental of units. This will be further discussed at the May
26 Corporate Council meeting.
4. KJA Elevator Report action items - This report, which accompanied the Depreciation
Report in 2014, recommended an upgrade of the door mechanism to an infrared multi beam
device in the next year. This has not been done. It was moved, seconded and carried to request
the Strata Agent to obtain 2 quotes for this work.
It was also requested that Council have confirmation of the annual inspection for this year.
5. Pests - An owner has complained of wasps and hornets although no nests have been
observed. It was recommended that Holey Moley investigate.
6. Smoking complaint - An owner has complained that there is cigarette smoke drifting
into their unit. The smoking bylaw 2.3.2 q. IV is quite vague. It was recommended that
Corporate Council review the smoking bylaw and put forward a revised bylaw which more
precisely defines the policy on smoking and reflects current community standards.
Date of next meeting: May 26, 2016 7 pm in the Amenity Room
Adjournment: The meeting was adjourned at 9:30 pm

STRATA COUNCIL MEETING MINUTES – STRATA TOWER
15432 AND 15442 16A AVENUE SURREY, V4A 1T3
Held on Tuesday, January 6, 2016

In Amenity Room at 7:00 pm
PRESENT: Dale Kastansis President

Ron Penner Vice President / Treasurer
Renate Gantner Member at large
Ho Quan Member at large
Martin Sutherland Member at large
MANAGING AGENT: Absent
CALL TO ORDER
It was moved and seconded to approve the minutes of the November 17, 2015 Tower Council Meeting as
distributed.
CARRIED (All in favour)
FINANCIAL REPORT
1. Financial Statements: Council confirmed the financial statements have been reviewed. There were some
questions and concerns regarding the allocation of certain expenses to incorrect accounts. It was agreed that
there is a need to clean up the financial accounting. Approval of the November financial statements was
deferred until expenses are re-allocated to the proper accounts.
Action: Agent will be instructed to review and clean-up the financial accounting system.
2. Accounts Receivables: The Council reviewed the accounts receivable balances. There are still several
owners in arrears for a total of $3,319.
Action: The Agent will be asked to provide an update on the status of the process for owners with
outstanding levy payments (as per the Policy for Collection of Outstanding Strata Accounts, outlined in the
minutes of the November 17, 2015, meeting). Council will seek confirmation from the Agent that the
reminder letters have been sent and that Notice of Default letters will be prepared for those unit owners
whose accounts continue to have outstanding balances. Carried (All in favour)
3. Invoice Approval: Council reviewed the invoices and found them to be in order and approved.
Carried (All in favour)
BUSINESS ARISING
1. Janitorial Services Contract: a “Scope of Work” was sent to One-on-One Building Maintenance (One-
on-One has provided services for the past number of years). Mr. Nagy of One-on-One responded,
offering services at a price of $399 per month. The Tower Council will develop a contract and discuss it
with Mr. Nagy.
Action: Develop a contract, meet with Mr. Nagy and if appropriate will sign the contract.
Carried (all in favour)
2. Gutter Cleaning: Black Tie has completed the gutter cleaning.
Tower Council January 6, 2016 Meeting Minutes Page 1 of 2

3. Mechanical Maintenance Services: Corporate Council and Tower Council developed a Scope of
Services and each invited quotations from a number of mechanical maintenance services companies. The
quotations separate the Tower services and prices from the previous over-arching agreement.
Three have been received and are expecting another next week. When the final information is received
the Tower Council members will review the materials and contribute their decisions to an email vote .
4. BC Hydro Bill: Ascent has informed the Council that it cannot split the BC Hydro bill as in the past.
Since then Tower paid the full bill in October. The Tower Council suggests that the Townhouse Council
pay the December and February bills. This would be an interim action until an acceptable long-term
procedure is developed. Carried (all in favour)
Action: Send a letter to Ascent and the Corporate Council advising of the Tower Council decision.
5. Carpet Cleaning: Council received two quotations. The quotation from Service Master was deemed
most appropriate. An agreement between the Tower Council and Service Master will be developed for
cleaning two times a year – one in spring and another in fall. The first cleaning will take place in late
February.
Action: the Council will finalize the arrangement.
6. Make-up Air System: The membrane and a belt of Make-up Unit on the roof had to be replaced. Mr.
Ho Quan of Unit 204 repaired both.
The Make-up unit still needs complete servicing. The Council has asked First Rate Mechanical to
provide a quotation.
A decision will be made by email vote as soon as the information is received.
7. Re-circulating System: the project has been tabled to be discussed further at the next meeting.
8. Budget Development (Year 2016-17): the Council has received some budgeting information from
Ascent. The Council will use this information and historical information to develop the 2016-17 budget.
NEW BUSINESS
1. Property Manager: Ascent Real Estate Property Management was engaged on August 1, 2015 to
provide property management services. They have informed the Council that Ascent will change the
Strata Manager. Jihad Faris will be the new person beginning January 22. He has 3 years’ experience
working as a Licensed Strata Manager and previously worked as a site manager for a Developer.
2. Painting of Lobby: The council is exploring the possibility of re-painting the main lobby. The Council
will engage an interior decorator to get advice. The owners are asked to participate in the process.
CORRESPONDENCE:
No correspondence was brought before council
ADJOURNMENT
The meeting adjourned at 8:17 p.m.
Tower Council January 6, 2016 Meeting Minutes Page 2 of 2

STRATA COUNCIL MEETING MINUTES – TOWER SECTION
15432 AND 15442 16A AVENUE SURREY, V4A 1T3
Held on November 17, 2015

In Amenity Room at 8:00 p.m.
PRESENT: Dale Kastanis

Renata Gantnar
Ron Penner
REGRETS: Ho Quan
MANAGING AGENT: Florin Dragoiu, Strata Agent, Ascent Real Estate Management Corporation
CALL TO ORDER
It was moved and seconded to approve the minutes of the September 29, 2015 Tower Executive
meeting as distributed. CARRIED (All in favour)
FINANCIAL REPORT
1. Financial Statements: The Executive confirmed the financial statements have been
reviewed. There being no questions or concerns, it was moved and seconded to approve the
statements for the month of September 2015. CARRIED (All in favour)
2. Accounts Receivables: The Executive received the account receivable balances. The Agent
reported the current arrears as $3,176 for the Tower Section fees. Council directed the Agent
to send a reminder to all those owners that are in arrears.
REMINDER – owners are requested to submit pre-authorized payment forms to Ascent, or

submit cheques for payment.
BUSINESS ARISING
1. Water Recirculation Quotes: Mechanical engineer assessment for the re-circulation pipes.
Project tabled for such a time when the work will be necessary.
2. Mechanical Maintenance Contract Separation: Ongoing, last details to be added to the

list.
3. Make-up Air System Membrane Repair: A council member will look into arranging the
repair with a general contractor as soon as possible.
Strata Council Meeting Minutes (November 17, 2015) Strata Plan LMS 2510 – “Carlton Court” Page 1 of 2
NEW BUSINESS
1. Black Tie to Undertake Gutter Cleaning on the Tower: Soon to be scheduled.
2. Janitorial Contract and Duties Separation: Work ongoing, the existing duties will be
divided amongst the Tower Section and Corporate. The janitor will be proposing two
contracts and will produce separate invoices. This change will most likely bring an increase in
the cost of the service.
3. Lobby Tile Grout Cleaning: The Janitor will complete this work.
4. Tower Carpet Cleaning: Quotes will be acquired shortly.
5. Council Position: Due to a recent sale of a unit, a vacancy in the strata council has been
created. Martin Sutherland has been voted on to be part of the Tower Council Executive for
the reminder of the fiscal year.
CORRESPONDENCE
No Correspondence was brought before Council.
ADJOURNMENT
The meeting adjourned at 9:15 p.m.
NEXT MEETING
The next meeting is scheduled for January 5, 2016 at 7:00 p.m.
Ascent Real Estate Management Corporation

Managing Agents
On Behalf of the Tower Owners’ Strata Plan LMS 2510
Florin Dragoiu
Strata Agent
Email: fdragoiu@ascentpm.com
Direct: 604-293-2402
Strata Council Meeting Minutes (November 17, 2015) Strata Plan LMS 2510 – “Carlton Court” Page 2 of 2
STRATA PLAN LMS 2510 – CARLTON COURT
COUNCIL MEETING – TOWER SECTION
HELD TUESDAY, JULY 14, 2015
July 15, 2015
A. CALL TO ORDER
The meeting was called to order by the Tower President, Dale Kastanis at 8:16 PM. The
following Council members were in attendance:
Dale Kastanis Renate Gantner Angie Cuthbert
Ron Penner Ho Quan
B. ADOPTION OF THE PREVIOUS COUNCIL MEETING MINUTES – IT WAS MOVED AND

SECONDED to approve the minutes of June 17, 2015 however, it was noted that there was
a section in the minutes that potentially did not read properly. Under correspondence
received, in regards to the air conditioning unit, it should be noted that window mount air
conditioning units are not permitted. Portable a/c units may be used in the tower suites.
With that noted, MOTION CARRIED.
C. BUSINESS ARISING FROM THE MINUTES

1. Recirculating System – The Strata President confirmed that they had two more
companies, Manna Plumbing and Emerald Green attend to review the recirculating
system replacement and those quotes would be forthcoming in the next couple of
weeks. Tarcott Construction will also quote this work with their plumber, Across Town
Plumbing. Once Council has received all three quotes, they will be reviewed with the
one previously received from First Rate Mechanical and Council will make a decision
on who will do this work. The work will begin as soon as possible after the contractor
is chosen.
2. Window and Gutter Cleaning – The Strata Agent confirmed that this work is currently
on hold due to the City of Surrey water restrictions.
3. Charcoal Barbecues – The Strata Agent confirmed that she could not find anything in
the BC Fire Code that regulates or prohibits barbecues in condos. Therefore, if the
strata wishes to restrict charcoal barbecues they could do so by creating a rule.
Council also received an email from the owner where the barbecue issue arose in
June. The owner was disappointed to see the wording that an accelerant was used
and also to see in print that the fire was out of control at first. The Strata Agent did
confirm for the owner that this was the information passed along by the Fire
Department that attended the scene. As Council feels there is too much risk in having
charcoal barbecues on the balconies, IT WAS MOVED AND SECONDED to create a
rule banning them from the strata property effective immediately. MOTION CARRIED.
RULE: Barbecues – Only propane or electric barbecues are permitted on
balconies/patios. At no time are propane or electric barbecues allowed to be stored
inside a strata lot.
D. STRATA MANAGERS REPORT

1. Financial Report –
a) Financial Statements for June 2015
IT WAS MOVED AND SECONDED to approve the financial statements and
reports for June 2015 as prepared by Hugh & McKinnon Realty Ltd., Strata
Agents. MOTION CARRIED.
Strata Plan LMS 2510 Council Meeting held July 14, 2015
Carlton Court – Tower Section Page 2
2. Correspondence Received – None

3. Correspondence Sent – None
E. WORK ORDERS – None

F. NEW BUSINESS – Nothing at this time.
G. DATE OF NEXT MEETING

The date of the next Tower Section meeting will be determined when the new Property
Manager takes over August 1, 2015.
H. ADJOURNMENT
There being no further business, IT WAS MOVED to adjourn the meeting at 8:45 PM.
Edited by Council
Hugh & McKinnon Realty Ltd., Strata Agents Fax: 604-531-4624
14007 – 16 Avenue, Surrey, BC V4A 1P9 Email: strata@hughmckinnon.com
IF YOU SMELL GAS

Or in the case of a natural gas related emergency, call FortisBC’s natural gas emergency number
at 1-800-663-9911.
EMERGENCIES
COPIES
3. Form B: (with 7 days notice) $35.00 + taxes –PRIORITY FEES FOR RUSH ORDERS
HELD WEDNESDAY, JUNE 17, 2015
June 18, 2015
A. CALL TO ORDER
The meeting was called to order by the Strata President, Dale Kastanis at 7:03 PM. The
following Council members were In attendance:
Ron Penner Ho Quan
Angle Cuthbert Catherine Keating, Strata Agent
B. ADOPTION OF THE PREVIOUS COUNCIL MEETING MINUTES -

IT WAS MOVED AND SECONDED to adopt the minutes of the meeting held May 13, 2015.
However, It was noted that In Item C - Election of Council Executive, Angle Cuthbert and Ho
Quan should have been listed as Members at Large. With that noted; MOTION CARRIED.
C. BUSINESS ARISING FROM THE MINUTES

1. Balconv Repairs - Ron Penner from Council confirmed that Tarcott Construction had
attended the Tower with their engineer, Ralnshleld, to review the fourth floor balconies.
They will prepare a scope of work with a quote which Council will then review In
conjunction with a quote previously submitted by CoastPro with their engineer, MGH
Consulting.
2. Recirculating Svstem - Council reviewed a quote from First Rate Mechanical for the
replacing of the hot water recirculating system In the building. The quote came In at
$23,800.00 plus GST. A total of $30,000 was approved at the Annual General
Meeting to carry out this work. However, It was noted that the quote from First Rate
does not Include the cutting and repair of drywall In order to replace this system. It
was also noted that rather than there being one stack of pipes In this system there are
actually six so the job will be more Involved than First Rate first thought, and It will
require access to each and every unit In the tower In order to have this work done.
Owners will be notified once Council Is ready to proceed with this work. Council will
obtain a second quote. Tarcott Construction will ask their plumber to give a
comparable quote, with Tarcott Construction providing an estimate on the cost for the
drywall repair.
3. Strata Management Proposals - The Tower Executive reviewed the details of three
quotes obtained for the new management of the strata effective August 1, 2015. The
Strata Agent confirmed that currently the other Councils were lining up Interviews for
the end of June and that as many members from each executive should attend If
possible In order to ask pertinent questions and get a feel for what these management
companies have to offer.
4. Window Cleaning - Council reviewed a quote submitted by Black Tie for the cleaning
of the Tower windows. IT WAS MOVED AND SECONDED to approve this quote at
$700.00, MOTION CARRIED. It was also discussed that Council would like a quote
for the cleaning of the exterior of the gutters and the downspouts of the Tower as well.
The Strata Agent will ask BlackTie to provide a quote on that and a vote will be taken
via email so that this work can proceed.
E. STRATA MANAGERS REPORT

a) Financial Statements for Mav 2015
Council reviewed the reports as prepared by Hugh & McKinnon Realty Ltd.,
Strata Agents. Some discussion followed in regards to a withdrawal from the
CRF showing up on the balance sheet which appears to be from MGH. As the
Strata Agent was unclear as to what that is, IT WAS MOVED, SECONDED AND
CARRIED to approve the financial statements for May 2015 pending follow-up
from the Strata Agent with the Accounting Department in regards to that
expenditure.
a) Council reviewed an email from an owner involving two issues. One was a
request for an air conditioning unit for one of their windows. The other was a
complaint in regards to noise stemming from the courtyard area and in particular
one townhouse unit. In regards to the air conditioning unit, it was confirmed by
Council that in the past they have not allowed air conditioning units in the
windows as it alters the appearance of the exterior of the complex. In regards to
the noise complaint a letter will be sent to the offending townhouse owner.
3. Correspondence Sent - Nothing
F. WORK ORDERS - None

1.
G. NEW BUSINESS
1. Barbecues - It was discussed that at the Corporate and Townhouse meetings held the
previous week, an owner had approached Council in regards to what they believed
was a fire in the building. The Fire Department was despatched. It turned out that it
was a charcoal barbecue on a tower patio which an owner was using accelerant to
start. The fire was at first out of control but then the owner got control of the situation.
Even though there was no fire. Councils took this as a waming that charcoal
barbecues could be very hazardous to the tower building. Therefore, the Strata Agent
was directed to follow-up with the City of Surrey and the Surrey Fire Department in
regards to their regulations in terms of charcoal barbecues for use in a condominium
building. Pending receipt of that information, Council will consider installing a rule in
regards to the restriction of charcoal barbecues in the tower building. That rule would
then be ratified by the owners at the next Annual General Meeting either as a rule or
as a bylaw.
H. DATE OF NEXT MEETING

The date of the next Tower meeting is set for July 14, 2015 at 8:00 PM.
I. ADJOURNMENT
There being no further business, ITWAS MOVED to adjourn the meeting at 8:22 PM.
Edited by Council
Compiiedby: Catherine Keating, Strata Agent Telephone: 604-541-5210
Hugh &McKinnon Realty Ltd., Strata Agents Fax: 604-531-4624
14007-16 Avenue, Surrey, SO V4A 1P9 Email: strata@hughmckinnon.com
IF YOU SMELL GAS
Or in the case of a natural gas related emergency, call FortisBC's natural gas emergency number
at 1-800-663-9911.
EMERGENCIES

COPIES
Any attachments to Form B, ifapplicable, will be 25 cents + taxes
4. FormF: (with 7 days notice) $15.00 +taxes-PRIORITY FEES FOR RUSH ORDERS
r
HELD WEDNESDAY, MAY 13, 2015
May 15. 2015
A. CALL TO ORDER
The meeting was called to order by the Strata Agent at 8:19 PM. The following Council
members were In attendance:

Ron Penner Ho Quan
Regrets: Angle Cuthbert
B. ADOPTION OF THE PREVIOUS COUNCIL MEETING MINUTES - none.
C. ELECTION OF COUNCIL EXECUTIVE
Dale Kastanis President

Ron Penner VIce-Presldent / Treasurer
Renate Gantner Secretary
BUSINESS ARISING FROM THE MINUTES

1. Balcony Repairs - The Strata Agent advised that Scott from Tarcott Construction had
met with Ron Penner to review the balcony Issues as some of the work that CoastPro
has quoted to date may be more extensive than what Is necessary. Tarcott will bring
In their own engineer, Ralnshleld to review the scope of work and once this Is
received, Council will continue to review what needs to be done In regards to
proceeding with the fourth floor balcony work. Ron Penner has agreed to meet with
Scott to try and coordinate the visits to the various units to be reviewed by the
engineer In order to create a scope of work and quote for this work.
2. Reclrculatlno System - The Strata Agent confirmed that she would be meeting with
Andy from First Rate Mechanical on Friday, May 15^^ to review the recirculating
replacement and allow him to measure It so that he can provide a formal quote. Any
drawings the Strata has for the mechanical systems will also be provided to Andy at
this time. It Is hoped that this work can be carried out fairly quickly In order to avoid
any more Issues with leaks from the recirculating system.
STRATA MANAGERS REPORT

a) Financial Statements for April 2015
The April 2015 financlals were provided to Council for Information only. As the
finances up to the end of April were done In the same manner they had been
prior to the bylaws changing, the financial reports are to be reviewed by the
Corporate Council for this month. The reports were provided for Information
purposes only.
a) Email from an owner regarding levy payment and dog feces.
b) Email from an owner regarding a toilet overflow.
strata Plan LMS 2510 Council Meeting held May 13, 2015
c) Email from an owner regarding pilot light and kitchen leak.

d) Emails received from an owner in regards to various concerns
• The condition of the hallways, stairwells and parking lobby where notices
about dumping items into the garbage had been posted: the owner felt that
these were an eyesore and were unfair to owners who are disposing of their
items properly.
• The items being dumped in the garbage room: the Strata Agent will advise
this owner to report if they know who it is leaving these items. Council also
advised that in the past, they tried to coordinate a large item pick-up for the
homeowners. However it was not something that the owners wanted to pay
for again, so this is no longer being done.
• The cleaning of the skylights: the Council confirmed for the Strata Agent that
this not something they have had done in the past. They will consider it for
the future.
• The cleaning of the windows: this will be done again in the very near future.
The Strata Agent will obtain a quote from Black Tie for this work.
• The homeowner has a new smoke detector that she had purchased that she
would like to have the technicians install when they do their annual inspection
in June.
3. Correspondence Sent -
a) Letters and documentation sent to the new Council Members.
F. WORK ORDERS -
1. PML-2510-6
G. NEW BUSINESS
1. Blueprints for the Tower - Council discussed whether there are drawings onsite. The
Strata Agent confirmed that she has some in her office as well as a jump drive with
microfiche drawings of many components of the building. It was discussed that other
drawings could be available through the City of Surrey if required.
2. Preferred Contractors - Council reviewed and updated the list of preferred contractors
used for the strata property.
3. Management Services - The Strata Agent presented Council with a letter in which
Hugh & McKinnon are tendering their resignation as the property managers for the
Strata. The Strata Agent explained that due to the recent loss of a senior manager in
the office, the portfolios for all the Strata Agents had to be realigned and some
changes needed to be made. The termination of this contract is perpetuated by these
required changes. Hugh & McKinnon's contract shall remain in effect until July 31,
2015, unless Council finds a company willing to take over sooner.
H. DATE OF NEXT MEETING

The date of the next Corporate meeting is set for June 17, 2015 at 7:00 PM.
I. ADJOURNMENT
There being no further business, ITWAS MOVED to adjourn the meeting at 10:12 PM.
Edited by Council
Hugh &McKinnon Realty Ltd.. Strata Agents Fax: 604-531-4624
14007- 16 Avenue, Surrey. BC V4A 1P9 Email: strata@hughmckinnon.com
strata Plan LMS 2510 Council Meeting held May 13, 2015
IF YOU SMELL GAS
Or In the case of a natural gas related emergency, call FortisBC's natural gas emergency number
at 1-800-663-9911.
EMERGENCIES
Hugh & McKlnnon Realty Ltd., Strata Agents, at 604 531 1909 (24 hours)
COPIES
It Is recommended that you keep original copies of meeting minutes. Owners requiring copies of minutes,
Appendix D

REMINDER OF SECOND PAYMENT - SPECIAL LEVY
.TOWER OWNERS
DUE DECEMBER 1,2014
(or In4 equal payments due Feb.1, Apr. 1 June 1, &Sept 1,2015)
STRATA UNIT 4 EQUAL TOTAL SPECIAL
UNIT#
LOT# ENTITLEMENT PAYMENTS LEVY
101 1 101 $ 1,710.42 $ 6,841.66
102 2 64 1,083.83 4,335.31
103 3 96 1,625.74 6,502.96
104 4 64 1,083.83 4,335.31
105 5 99 1,676.55 6,706.18
201 6 104 1,761.22 7,044.88
202 7 64 1,083.83 4,335.31
203 8 96 1,625.74 6,502.96
204 9 64 1,083.83 4,335.31
205 10 100 1,693.48 6,773.92
206 11 64 1,083.83 4,335.31
207 12 99 1,676.55 6,706.18
301 13 104 1,761.22 7,044.88
302 14 64 1,083.83 4,335.31
303 15 96 1,625,74 6,502.96
304 16 64 1,083.83 4,335.31
305 17 100 1,693.48 6,773.92
306 18 64 1,083.83 4,335.31
307 19 99 1,676.55 6,706.18
401 20 110 1,862.83 7,451.31
402 21 116 1,964.44 7,857.75
403 22 64 1,083.83 4,335.31
404 23 96 1,625.74 6,502.96
405 24 64 1,083.83 4,335.31
406 25 124 2,099.92 8,399.66
Totals 2,180 $ 36,917.87 $ 147,671.46
REMINDER
THIRD LEVY PAYMENT
DUE JUNE 1,2015

#305 1630 154th Strata Documents

Uploaded by

Copyright:

Available Formats

You might also like

#305 1630 154th Strata Documents

Uploaded by

Document Information

Original Description:

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

#305 1630 154th Strata Documents

Uploaded by

Copyright:

Available Formats

STRATA PLAN LMS 2510, Carlton Court Amended April 20, 2015

BYLAWS - Strata Plan

PART I – Separate sections

Payment and collection of section fees

Total Income 43,820.00

Total Expense 36,820.00

Surplus(Deficit) from operations 7,000.00

Total operating surplus(deficit) -

Incorporated with the Schedule of Standard Bylaws as per the

Registered November 25, 1998 BM323490

BYLAWS - Strata Plan

PART I – Separate sections

Payment and collection of section fees

Repair and maintenance of property by separate sections

1.5 Each section must repair and maintain the following:

(i) the exterior (including balconies, decks, patios, stairs, chimneys,

PART II - Duties of Owners, Tenants, Occupants and Visitors

Payment of strata fees

Repair and maintenance of property by owner

(B) The hours of work are restricted to between 8:00am - 7: pm.

(D) The service elevator, if required, must be booked in advance.

(E) All packaging material, renovation material or waste material must be

2.3.2 An owner, tenant, occupant or visitor shall not:

electrical systems of the complex. Any damage to any of these systems

PART IX - Voluntary Dispute Resolution

Voluntary dispute resolution

9.1.2 A dispute resolution committee consists of

Inform strata corporation

Obtain approval before altering a strata lot

Obtain approval before altering common property

Permit entry to strata lot

Bicycles, storage and parking

areas. No bicycles are to be kept on balconies, patios or walkways; instead, they

2.10.8 An owner of a strata lot shall not:

Calling council meetings

3.7.2 The notice does not have to be in writing.

Requisition of council hearing

3.9.1 A quorum of the council is

3.10.3 Owners may attend council meetings as observers.

Voting at council meetings

3.11.1 At council meetings, decisions must be made by a majority of council members

Council to inform owners of minutes

Delegation of council's powers and duties

3.13.3 A delegation of a general authority to make expenditures must:

Limitation on liability of council member

PART IV - Enforcement of Bylaws and Rules

4.1.1 The strata corporation may fine an owner or tenant a maximum of

Continuing contravention and collection

4.1.2 If an activity or lack of activity that constitutes a contravention of a bylaw or rule

The meeting was terminated at 8:06 p.m.

The next meeting will take place on November 15, 2016.

After Hours Emergency Line: 604-293-2459

5.3.2 At an annual or special general meeting a vote is decided on a show of voting

Electronic Attendance at Meeting

5.4 At the option of council, attendance by persons at an annual or special general

PART VI - Common expenses

6.1 Strata fees (Repealed)

Apportionment within a section