在温哥华购买公寓前需要知道的5个物业法律规定

 买公寓吗?买权人的法律学说(“让买方当心”)今天仍然适用于卑诗省的房地产交易,并可能导致购买者拒绝对购买后财产中发现的缺陷和不足采取补救措施。通常,由买方来确定所出售财产的状态和质量是责任,而不是由卖方指出任何潜在问题。

在购买分层建筑物时,买方的尽职调查过程的重要部分是查看和理解分层公司的现行法规。不审查章程可能会给以后的新房主带来令人讨厌的意外惊喜。

《分层物业法》附表“ A”规定了一套适用于所有分层公司的标准章程,除非其中一些或全部被习惯性章程所取代。任何章程修订都必须在年度股东大会(AGM)或特别股东大会(SGM)上以四分之三的所有者投票通过。实际上,大多数大型阶层公司都会采用自己的习惯章程。

章程只有在土地权属和测量局(LTSA)中注册后才能执行。但是,没有严格的时间限制,层级公司在所有者通过后必须在LTSA上注册章程。在卖方的公寓市场上,潜在的买方提交报价时没有任何主题是闻所未闻的。在这种情况下,准时购买者应考虑在提交要约之前从LTSA订购Strata公司的注册章程副本。

除了审查注册细则外,对于潜在的购买者来说,申请“表格B”信息证书也很重要。表格B公开了有关分层批次和分层公司的各种重要信息,包括尚未在LTSA注册的任何章程修订的任何副本。

以下是五种类型的章程,您应该特别注意它们,因为它们可能对许多购买者产生巨大的影响。

出租限制或出租禁止
特别是如果您以购买物业的形式投资,也可能只是想出租自己的房子并出差旅行,则要确保您实际上可以出租自己的分层。分层公司可能已经颁布了一些法规,这些法规可以完全禁止租赁住宅分层,也可以限制可以出租的分层的数量或百分比。分层公司也可能会限制租赁分层地段的时间长度。

短期住宿禁令
提供您全部或部分地段的短期住宿可能是重要的抵押贷款帮助者。但是,随着AirBnB的兴起,许多层级公司通过了禁止短期住宿的财产使用条例。因此,即使温哥华市现在允许主要住所由持牌人短期出租,但这并不意味着分层公司允许这种做法。

这些章程不应与租金限制或禁止相混淆,因为不列颠哥伦比亚省法院已发现,短期住宿在法律上与租金在法律上有所不同。与租金限制或禁令不同,财产使用章程没有父辈的资格。相反,它们在LTSA中注册后即生效。

宠物限制或禁止宠物
自己购买房屋时,请确保您的宠物也有房屋。宠物规章制度相差很大,甚至可以完全禁止宠物。但是,对于阶层公司来说,限制宠物的数量和类型更为普遍。

经常使用的附表“ A”附例将阶层中的宠物限制为以下一种或多种:(1)合理数量的鱼或其他小型水族馆动物;(2)合理数量的小型笼养哺乳动物;(3)最多两只笼中的鸟和(4)一只狗或一只猫。通过了自定义宠物法规的Strata公司可能会修改这些限制,并可能要求宠物预先获得批准并在Strata Council中进行注册。

批准硬木地板
想要在搬进来之前用硬木地板代替地毯吗?重要的是要记住,就阶层生活而言,所有者不是他们自己领域的主人。为了减少地层之间的噪声传播,许多地层公司采用了专门管制新地板安装的章程。

即使您的阶层公司的章程没有针对安装地板的特定规定,章程也始终会包含一些一般条款,这些条款需要获得阶层委员会的批准才能对阶层进行改建或翻新。进行此类更改之前,请谨慎操作。

 保险细则
不幸的是,许多房主只有在出现问题后才会检查其Strata Corporation的章程。 业主在层状建筑中面临的一个非常普遍的问题涉及修复水灾的义务。 根据保险章程的措辞,无论您是疏忽大意还是疏忽大意,您都可能对由于地层漏水而造成的损失负责。 保护自己免受此类索赔侵害的最简单方法是,确保购买自己的个人房主保险,以填补Strata公司的保险单所留下的空白。

Buying a condo? The legal doctrine of caveat emptor (“let the buyer beware”) continues to apply to real estate transactions in BC today,

and can have the effect of denying the buyer a remedy for defects and deficiencies discovered in the property after purchase. In general, the onus is on the buyer to determine the state and quality of the property being sold – rather than on the seller to point out any potential problems.

When purchasing into a strata building, an important part of the buyer’s due diligence process is reviewing and understanding the current bylaws of the strata corporation. A failure to review the bylaws can lead to nasty, unwanted surprises for new homeowners later down the road. 

Schedule “A” of the Strata Property Act establishes a standard set of bylaws that apply to all strata corporations unless some or all of them have been replaced by custom bylaws. Any bylaw amendment must be passed by a three-quarter vote of owners at either an Annual General Meeting (AGM) or a Special General Meeting (SGM). Practically speaking, most large strata corporations will have adopted their own custom bylaws.

Bylaws are only enforceable if they are registered with the Land Title and Survey Authority (LTSA). However, there is no strict time limit within which a strata corporation must register the bylaws at the LTSA after their adoption by the owners. In a seller’s condo market, it is not unheard of for prospective purchasers to submit offers without any subjects. In such cases, time-permitting, prospective purchasers should consider ordering a copy of the strata corporation’s registered bylaws from the LTSA prior to submitting an offer. 

In addition to reviewing the registered bylaws, it is important for prospective purchasers to request a “Form B” Information Certificate. The Form B discloses a variety of important information about the strata lot and the strata corporation including any copies of any bylaw amendments that have not yet been registered with the LTSA. 

Here are five types of bylaws that you should pay particular attention to, as they could make a huge difference to many buyers.

Rental Restrictions or Rental Prohibition

Particularly if you’re purchasing the property as an investment, but also if you might simply want to rent out your place and go travelling, you will want to ensure that you are in fact allowed to rent out your strata lot. The strata corporation may have already enacted bylaws that could either prohibit the rental of residential strata lots entirely, or limit the number or the percentage of strata lots that may be rented out. Strata corporations may also restrict the length of time for which strata lots may be rented.

Short-Term Accommodation Prohibition

Offering up all or part of your strata lot for short-term accommodation can be a significant mortgage helper. However, the rise of AirBnB has led many strata corporations to pass use-of-property bylaws that prohibit short-term accommodations. So, even though the City of Vancouver will now permit primary residences to be let short-term by licensed hosts, that doesn’t mean the strata corporation permits this practice.

These bylaws should not be confused with rental restrictions or prohibitions, as BC courts have found that short-term accommodations are legally different in nature to rentals. Unlike with rental restrictions or prohibitions, there is no grandfathering of use-of-property bylaws. Rather, they take effect as soon as they are registered with the LTSA.  

Pet Restriction or Pet Prohibition 

When buying a home for yourself, make sure that your pet has a home as well. Pet bylaws vary greatly and can be as extreme as a complete pet prohibition. However, it is more common for strata corporations to restrict the number and types of pets.

The often-used Schedule “A” bylaws restrict pets in a strata lot to one or more of (1) a reasonable number of fish or other small aquarium animals, (2) a reasonable number of small caged mammals, (3) up to two caged birds and (4) one dog OR one cat. Strata corporations who have passed a custom pet bylaw may have modified these restrictions and may require pets to be pre-approved and registered with the strata council.

Approval for Hardwood Flooring

Want to replace carpeting with hardwood floors before moving in? It’s important to remember that when it comes to strata living, an owner is not the master of their own domain. In an attempt to reduce noise transmission between strata lots, many strata corporations have adopted bylaws that specifically regulate the installation of new flooring.

Even if your strata corporation’s bylaws do not contain specific provisions targeting the installation of flooring, the bylaws will always contains some general provisions requiring approval of the strata council for alterations or renovations to a strata lot. Proceed with caution before making such changes.  

Insurance Bylaws

Unfortunately, many homeowners will check their strata corporation’s bylaws only after a problem arises. One very common issue faced by owners in a strata building concerns the obligation to repair water damage. Depending on the wording of insurance bylaws, you may be liable for damage caused by water escaping from your strata lot irrespective of whether you have been negligent or careless. The easiest way to protect yourself from such claims is by making sure that you purchase your own individual homeowner insurance to fill in any gaps left by the strata corporation’s insurance policy. 

By Oscar Miklos Dec 18, 2017 from REW.ca

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