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A BY-LAW ABOUT THE RIGHTS AND OBLIGATIONS OF THE CO-OP AND THE MEMBERS, OCCUPANCY BY-LAW #82
Table of Contents only. To read the bylaw, see the attached PDF:
1 About This By-Law ….. Page 7
1.1. Introduction ….. Page 7
1.2. Priority of this By-law ……. Page 7
1.3. Repeals ….. Page 7
1.4. Laws about Occupancy ….. Page 8
1.5. Occupancy Agreement ….. Page 8
1.6. Special Meanings …… Page 9
(including business day, definition of housing charges, eviction and year)
1.7. Summary of Time Requirements …… Page 11
2. Members’ Rights …… Page 11
2.1. Use of a Unit and the Co-op’s Facilities …. Page 11
3. Members’ Contributions ….. Page 11
3.1. Housing Charges …… Page 11
3.2. Member Involvement ……. Page.12
3.3. Payment of Housing Charges ……. Page 12
3.4. Other Charges …. Page 13
3.5. Last Month’s Housing Charge Deposit and Maintenance Deposit ….. Page 13
3.6. Housing Charges Are Per-Unit ….. Page 14
3.7. Housing Charge Subsidy …… Page.14
4. Setting Housing Charges …. Page 15
4.1. The Members Set the Full Monthly Housing Charges …… Page 15
4.2. Annual Budgets .. Page 15
4.3. Notice of Proposed Budget … Page 16
4.4. Changes in Housing Charges …. Page 16
4.5. Mid-year Change in Housing Charges … Page..16
5. Members’ Units ….. Page 17
5.1. Maintenance and Repair ….. Page…17
5.2. Privacy ……. Page 18
5.3. Damage by Fire, etc. ……… Page….19
5.4. Members’ Insurance ……… Page…..19
6. Use of Units …… Page 20
6.1. Residences ….. Page 20
6.2. Principal Residence ….. Page 20
6.3. Related Uses … .. Page 20
6.4. No Transfer of Membership or Occupancy Rights … Page 21
6.5. No Profit from Unit …. Page 21
6.6. Co-op’s Insurance …. . Page..21
7. Behaviour …….. Page 21
7.1. Prohibited Conduct ….. Page 21
7.2. Human Rights …… Page 22
7.3. Violence ……… Page 22
7.4. Domestic Violence …. Page 22
7.5. Return of Member …… Page .22
7.6. Explanations …… Page 23
7.7. Calling Police and Other Authorities … Page 23
7.8. Acts of Others … Page 23
8. Members’ Households and Guests ……Page 23
8.1. Basic Requirements ….. Page 23
8.2. Addition of a Member …… Page 24
8.3. Turning Sixteen (16) ………. Page 24
8.4. Long-term Guests …. . Page 24
8.5. Casual Guests ….. Page 25
8.6. Sub-Occupancy and Absence from Unit ……. Page 25
8.7 Evicted Persons ……. Page 26
9. Household Size …. Page 26
9.1. Purpose of Household Size Requirements …… Page 26
9.2. When Household Size Rules Apply …… Page 26
9.3. Occupancy standards ……… Page 27
9.4. Not Meeting Minimum House Page hold Size …….. Page 27
9.5. Reporting Change in Household Size …… Page 28
9.6. Subsidized Households ….. Page 28
10. How Members Withdraw from the Co-op …. Page 28
10.1. Membership and Occupancy are Linked ……. Page 28
10.2. Ending Membership and Occupancy ….. Page 28
10.3. Part of Household Ends Membership and Occupancy …. Page 29
10.4. Death of a Member ……. Page 30
10.5. Vacant or Abandoned Unit …… Page 31
11. Dealing with Arrears ……. Page…..31
11.1. Eviction ……. Page 31
11.2. Non-Payment and Late Payment ……… Page 31
11.3. Replacement Payment ……. Page 32
11.4. Late Payment and Failed Payment Charges ….. Page 33
11.5. Directors in Arrears …… Page 33
11.6. Arrears Payment Agreements …. Page 34
11.7 Notice to Appear for Arrears or Persistent Late Payment ……. Page 35
12. Dealing with Problems ….. . Page 35
12.1. Eviction ……. Page 35
12.2. Notice to Appear …….. Page 35
12.3. Deciding to Give a Notice to Appear …. Page 36
12.4. Limits of Action by Co-op ….. Page 36
13 Eviction Procedures …. Page 36
13.1. Board Meeting on Notice to Appear …… Page 36
14. Alternatives When Dealing with Problems …. Page 37
14.1. Alternatives to Eviction …. Page 37
14.2. Conditional Eviction Decisions ….. Page 38
14.3. Performance Agreements …. Page 38
14.4. Information to Others …… Page 38
14.5. Non-Performance by Member ….. Page 38
14.6. Authorization of Performance Agreements …… Page 39
15. Appeals to Membership …… Page 39
15.1. When a Member Cannot Appeal ……… Page 39
15.2. How to Appeal …. Page 40
15.3. Appeal Information ….. Page 40
15.4. Procedure for Appeals at Members’ meetings …… Page 41
16. Legal Action … Page 42
16.1. Enforcing Eviction Decisions … Page 42
16.2. Membership Rights on Eviction … Page 42
16.3. Interest ….. Page 43
16.4. Rights Not Cancelled …… Page 43
16.5. Co-op Costs …. Page 44
17. Miscellaneous ……… Page 44
17.1. Personal Information to Membership …. Page 44
17.2. Legal Actions by Members … . Page 44
17.3. External Complaints ….. Page 45
17.4. Co-op Employees …. Page 45
17.5. Non-Member Units …. Page 46
17.6. Non-Members in a Member Unit …. Page 46
17.7. Proof …. Page 46
17.8. Serving Documents ….. Page 46
17.9. Signing Schedules for Co-op …. Page 47
17.10.Minor Errors, Omissions or Irregularities . .. Page.47
17.11.Starting Date for this By-law … Page 47
18 Electronic Participation
18.1Electronic Participation
18.2 Continuing a meeting on a Notice to Appear
Schedules and Attachments ………… Page..48
Schedule A: Occupancy Agreement …. Page.49
Appendix A: Member Charges ….. Page 51
Appendix B: Household Members … Page 53
Appendix C: Housing Charge Subsidy Terms and Agreement … Page 55
Appendix D: Special Needs Unit Terms …….. Page 59
Schedule B: Long-term Guest Agreement …Page 62
Schedule C: Sub-Occupancy Agreement …… Page 64
Schedule D: Notice to Appear for Arrears …. Page 67
Schedule E: Notice to Appear …… Page 68
Schedule F: Board of Directors’ Eviction Decision for Arrears …..Page 70
Schedule G: Board of Directors’ Eviction Decision …….. Page .71
Schedule H: Notice of Eviction Decision for Arrears ….. Page 72
Schedule I: Notice of Eviction Decision ……. Page. 73
Schedule J: Performance Agreement Arrears …….. Page 74
Schedule K: Performance Agreement …. Page 76
Attachment A: Summary of Time Requirements and Examples ….. Page 78
This related policy about Article 12 Dealing with Problems has been Approved by the Board of Directors:
Guideline for prohibited conduct Aug 2020
The full text of the Occupancy Bylaw #82
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