Proposed Resolution 16 - Summary

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Resolution 16 raises broader governance concerns extending beyond the proposed sale of a strata-owned asset.

The caretaker unit at 105-530 was established and maintained by the strata corporation for the Resident Manager function as part of the operational structure of the strata corporation. Owners have historically funded and operated under that management model.

While the Strata Council generally has authority to administer day-to-day operations, owners may reasonably question whether the current circumstances involve decisions extending beyond ordinary operational administration and into long-term strategic restructuring without prior owner direction.

In practical effect, the proposed sale may substantially affect:

• the future of the Resident Manager position;
• the manner in which janitorial and caretaking responsibilities will be carried out going forward;
• and the long-term operational structure of the strata corporation.

However, the SGM materials do not appear to provide owners with:

• a long-term operational plan addressing janitorial and  caretaking requirements;
• analysis comparing alternative operational or staffing models;
• financial analysis associated with replacing or eliminating the Resident Manager function;
• or owner-directed guidance regarding the future operational requirements of the strata corporation before authorizing disposal of the caretaker unit.

Owners may therefore reasonably question whether the proposed sale of the caretaker unit is premature before owners have first considered and directed how the operational responsibilities historically associated with the Resident Manager position are intended to be fulfilled in the future.

In that respect, the proposed sale may reasonably be viewed as secondary to the more fundamental governance question of determining the future operational and caretaking requirements of the strata corporation itself. 

See - Risks