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作为共管公寓业主,千万不要忘记购买保险

As a condo owner, don’t forget to buy insurance
来源: Bob Mok



如果共管公寓投资者不了解公寓公司的规章制度,那会让自己造成不必要的损失,或让本来是很容易解决的小问题酿成大的经济损失。如要阅读关于共管公寓业主需要留意的第一篇文章(保护你的投资,共管共管公寓业主必须知道的事),请点击:http://chinesenewsgroup.com/news/667755

When a condominium investor fails to understand the rules and regulationsof a condominium corporation, unnecessary losses and aggravations can happen when misfortune strikes. For the first article in this series, please click: http://chinesenewsgroup.com/news/667755

按照安省共管公寓法,由共管公寓大楼里的各个业主组建的公寓公司要根据共管公寓的章程(英文称共管公寓公司声明)来管理公寓大楼。开发商要改变共管公寓章程,或从开发商手中接管共管公寓公司的、由共管公寓各个业主选出来的董事会要改变章程,这必须得到超过半数的业主通过投票同意。一个简单的例子就是共管公寓公司自己是否要增加或减少董事会成员的人数。

Condominium Corporations run on their declaration (constitution) as a foundation for their operations. To change this document initiated by the developers and turned over to the Board of Directors elected by owners will typically require a majority (over 50%) of supporting votes from the owners. An simple example of this will be the increase or decrease in the number of members on the Board of Directors.



为了简化管理,共管公寓公司可以在章程的基础上订立其他共管公寓规则(By-laws)。在加拿大大麻合法化后,许多共管公寓公司就此订立了针对吸大麻的新规则。为了避免可能涉及吸烟或种植大麻的任何法律诉讼,大多数高层共管公寓公司都制定了禁烟条例。此类规定禁止任何人吸会产生烟雾的东西,并且禁止在共管公寓的单位内种植大麻,以防止大麻种植的湿气对建筑物的损害。

For less important deviations from the declaration and more flexibility, by-laws are sometimes created. For many condominium corporations, the latest application of by-laws involved the legalization of Marijuana last year. To preclude any law suites that may involve the smoking or growing of cannabis, non-smoking by-laws were instituted in most of the high-rise condominium corporations. Smoking of any substance is banned under such by-laws, and growing of marijuana within each apartment is forbidden to curb any potential moisture and molding damages to the buildings.

共管公寓的物业管理公司根据共管公寓的“规则”来管理共管公寓里的居民。这些规则包括:饲养宠物(狗的大小和数量),共用的宴会厅、开发商还没有过户的出租单位、停车许可证等。共管公寓规则通常是由共管公寓公司董事会与物业管理公司共同制定,并且必须在执行前通知每个业主。如果30天内未收到异议,它将自动通过并执行。如果有业主反对某一规则,他/她必须收集到最少15%的业主支持,通过要求董事会召开特别业主大会进行投票来决定是否执行这一规则。我会在未来的文章中介绍如何要求召开业主特别大会的程序。

The operational level of condominium management applicable to the condominium residents come in the form of “rules” of the condominium. These may include but not limited to: Pet control (size and number of dogs), Party room and Guest room rentals and use, and parking permits. Rules are typically set by the Board of Directors in conjunction with Management and announced to the owners. If objections are not received within 30 days, it will automatically pass. Owners opposing to the rules must gather a minimum number (typically 15%) of other supporting owners and request a meeting to vote on the rules. We will return to the requirement for owners to call special meetings later.



共管公寓公司一般指望各个业主自己向其租客提供共管公寓章程,规则的副本。如果租客违反章程和规则,而业主无法与租客解决违章造成的问题或损失,那业主自己将承担全部责任。如果业主通过房产经纪来出租自己的单元,明智的房地产经纪人会在单元挂牌前仔细阅读共管公寓章程和规则。我曾想帮一对夫妇购买我们共管公寓大楼里的一个单位。当时大楼单元还没有公开销售。当他们发现共管公寓大楼为了保护儿童和老人,不允许饲养30磅以上的狗时,他们不得不放弃购买的想法。

The condominium corporation expects the owners to provide copy of the declaration, by-laws, and rules to their tenants for their compliance. Any issues arising from or relating to violation of these documents will ultimately come back to haunt the owners if they cannot be properly resolved with the tenants. Smart real estate agents will read these over before the listing of the property on open market. I had dealt with a couple who wanted to buy a unit in our building but had to back out of the transaction when they found out that their large dog was not permitted due to our weight limit of 30 pounds to protect the children and elder residents' safety within the hallways.

共管公寓楼里的私人空间在共管公寓章程中有明确定义。即割断墙到到窗的玻璃的内面。值得一提的是,墙里的管道是属于私人还是属于大楼却是个微妙的问题。有时候,这些部分空间可能会有十英尺宽!

The private use area of the condominium owner is defined in the condominium declaration. Basically it is enveloped by the outer skin of the drywall and the inner glass surfaces of windows extending inwards. However, a more tricky point will be the equipment located inside the wall such as piping connecting to the main trunk of the condominium building. Putting it simply, those parts may be tens of feet inside the wall!



对于许多较旧的共管公寓大楼,每个共管公寓内的业主要自己负责自己单元的供暖和空调。一些共管公寓维护费将包括共管公寓大楼年度检查和必要的过滤网更换。在这种情况下,更换有缺陷和老化的设备始终是业主的责任。

For many older buildings, individual heating and air-conditioning units inside each apartment are part of the owner's responsibility. Some condominium maintenance fee will include yearly checks and seasonal replacement of necessary filters while others may not. Replacement of defective and aging equipment are always the responsibility of the owners.

我们共管公寓公司通过的一项非常重要的规则,对“标准单位”的定义,及谁对其承担法律和经济责任。我们的“章程”规定了共管公寓公司要负责大楼的维修。由于业主多次向保险公司索赔,我们的共管公寓的保险费大涨。解决此问题的唯一方法是,当一个单元内发生水漫金山,并对其他单元造成损害时,让受害共管公寓单元的保险公司向肇事单元的保险公司索赔。

One very important By-law passed by our condominium corporation was that of the definition of a “Standard unit” and the establishment of responsibility party regarding liabilities. Since our “declaration” placed the responsibility of repairs with the condominium corporation, our building insurance premiums were going through the roof earlier on as a result of the number of reported incidents to the insurance company. The only way to deal with this is to have the insurance company of the victimized apartment units handle the claims with the at-fault unit's insurance company when flooding happens inside one unit and damages are done to other units through seepage's.



业主不仅必须为自己的单位购买保险,而且房客还需要为自己的家当和责任购买保险。共管公寓的单位被淹是共管公寓保险索赔的主要原因。很多时候,住在单位里的人出门没有关水龙头,回到家后发现水把地板和地毯全部淹了。有时,发大水的单位甚至会损坏了公寓的公共走廊,并对楼下的多个单元造成损失。

Not only does the owner has to buy insurance for the unit, the tenants need to buy insurance for their contents and liability as well. Flooding is the major cause of insurance claims in condominiums. Many times, the residents left the taps on carelessly and return to find the hardwood floor or carpet under many inches of water, totally ruining it. Sometimes, it even damages the common area hallways and extending to units located on multiple floors below.

业主要确认自己应该买哪些保险,并确保其租户也买了保险。 挑战是,当租户连续租用单元一年以上时,业主要核实租户的保险有没有续签。 通常,业主不会去查,因为租约是自动续订的。 因此,如果租客出事,业主要负责赔偿损失(而不是房客)。 如果业主和租客不赔偿损失,共管公寓公司将只与业主打交道,并扣押单位的产权来确保赔偿。 如果因租客的过错而造成经济损失,他们将不得不通过小额索赔法庭来判决谁对损失做出赔偿。

It is the owner's responsibility to make sure that they have the proper insurance coverage and make sure their tenants are also insured. The difficulty will be to verify the renewal of their tenants' insurance packages when they rent the unit continuously for over one year. Typically, the owner does not do any checking as the lease is automatically renewed and extended. Ultimately, the owner is responsible for the damages (and not the tenant). The condominium corporation will only deal with the owner and place a lien on the property if the matter is not settled. The owners will have to claim any monetary damages from the tenants through small claims court if they are at fault.

下一篇我将向读者介绍如何支配和使用共管公寓维护费的问题。

I am going to tell you more about the financial aspects of how the condominium maintenance fees are allocated and used (next time).



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