Poor maintenance - condominium town home

[kulb]

Since the last 3 years, I am living in a condominium town house. Overall I feel that while the monthly fees go up disproportionately every year, the level of maintenance has not kept up and the maintenance work (if any) is of poor standards.

For example, I live in an end-unit town house. The gap/area between my unit and the unit on the other side is commonly used as an alleyway or passage by residents of the complex. There is supposed to be lush green grass there, however, the grass has gradually disappeared over the years and there is no effort by the corporation to fix the area. During the rainy season, the passage turns into a puddle of mud. Similarly, there are other areas (playgrounds) in the complex where grass is virtually non-existent. While there is a landscaping company that shows up once every week to cut grass etc, they never pay attention to areas where there is little or no grass left.

I feel frustrated to give away my hard earned dollars every month in maintenance fees and yet see the poor level of upkeep on the property, especially around the area of my unit. Could someone please advise how I should proceed? Should I bring the matter to the property manager's attention? Will this really help? Although they claim that the property is inspected regularly, this certainly does not seem to be the case.

Thanks.

[shoppingkart]

Talk to your neighbors, go to the condo meeting and put a motion forward to replace the lawn care company when their contract expires. Don’t forget, that the property management company is working for you and spending your money and they are too can be replaced.

[Owbist]

Get involved! You are a part owner so you have rights equal to every other owner. The property managers are under contract to your condominium corporation.

Find out how many members and who is on the board of directors (these are owners just like you who make up the committee that runs the place). You have an annual general meeting, perhaps you have missed 3 already. Don't miss any more, these are important events that affect you and your home. Do not abuse those committee members because they are probably trying in their own way, perhaps you have expertise that could be useful on the board. Elections happen every year.

[kulb]

Get involved! You are a part owner so you have rights equal to every other owner. The property managers are under contract to your condominium corporation.

Find out how many members and who is on the board of directors (these are owners just like you who make up the committee that runs the place). You have an annual general meeting, perhaps you have missed 3 already. Don't miss any more, these are important events that affect you and your home. Do not abuse those committee members because they are probably trying in their own way, perhaps you have expertise that could be useful on the board. Elections happen every year.

Thanks and yes you are right - I have missed the annual meetings every year. Because of my odd working hours, I am never able to make it. They always have the annual meeting on a weekday. I do not wish to be on the board but I would definitely like to send my concerns to the property manager in writing. However, I doubt if the property manager will do anything because the property seems to be in a neglected state; the area of particular concern to me, in the vicinity of my unit has been in it's current state for the past 3 years and if they really wanted to fix it, they would have done so long time ago.

[Owbist]

However, I doubt if the property manager will do anything because the property seems to be in a neglected state; the area of particular concern to me, in the vicinity of my unit has been in it's current state for the past 3 years and if they really wanted to fix it, they would have done so long time ago.

The repairs and maintenance is done on instructions from your board of directors. They decide the standards the corporation is willing to accept. First thing you need to do is assess their ability then check the property managers.

Be careful not to bad mouth the board, sometimes it consists of those who refuse to be nominated with the weakest voice. Being on a board can be a thankless task if there is no backing from the other owners. Saving money is important but upkeep does tend to cost plenty.

Don't you get an annual (or more frequent) update letter along with decisions made at the AGM? Is a quorum ever reached at the AGM? Remember if a quorum is not met then the subsequent meeting can be held with however many residents show up and they then control the events of the next 12 months.

[Cheap Cat]

However, I doubt if the property manager will do anything because the property seems to be in a neglected state; the area of particular concern to me, in the vicinity of my unit has been in it's current state for the past 3 years and if they really wanted to fix it, they would have done so long time ago.

First of all, complaining on an internet forum is not going to do anything to resolve your issue. You have to make the board aware of the problem. They don't read minds. Perhaps they aren't aware of the issue. Perhaps they are working on a solution. Perhaps, they have not replaced the grass because they know it will only be destroyed in short time and would be a waste of funds. Perhaps they have let the area turn to mud to discourage people from using it as a walkway. There could be a million different reasons why it has not been addressed or perhaps it is being addressed but you just don't know.

I sit on the board of my townhouse complex and it never fails to amaze me that people show up at an AGM complaining of something not being done when they never brought the issue to the attention of the board or even the property manager. How can we address a problem if we don't know about? For example, at a recent AGM someone was complaining that they had made requests to the property manager that went unanswered. The board hires the property manager to deal with the day to day concerns, if you aren't getting the service, you have to let the board know in writing. Without complaints, the board assumes everything is fine. You should put everything in writing.

In your case, you haven't notified anyone of your concerns. So why are you complaining here? As for your fees going up, you should have received a budget with an explanation of why the fees are going up. There are more costs involved in maintaining a complex than just landscaping fees.

The owners elect the board to make decisions on their behalf regarding the running of the complex. But owners have a role too. You have to make the board aware of problems. You need to participate at AGMs. A condo is a community and you have a role to play in it.

[Cheap Cat]

Is a quorum ever reached at the AGM? Remember if a quorum is not met then the subsequent meeting can be held with however many residents show up and they then control the events of the next 12 months.

Not true. Quorum is always reached at an AGM because you can't hold an AGM without quorum. If you don't get quorum, you have to keep trying until you do. It is actually pathetic that people don't think enough about their community to show up.

[Owbist]

Not true. Quorum is always reached at an AGM because you can't hold an AGM without quorum. If you don't get quorum, you have to keep trying until you do. It is actually pathetic that people don't think enough about their community to show up.

Thank you cheap Cat, I stand corrected. When we lived in a condo the percentage of attendees to qualify was much higher than the present 25 % ( from here) and subsequent meetings went ahead with whom ever showed up.

Sad to see that only 25% of owners is all that is required to make changes that affect 100% of the owners. Such is life I suppose.

[Impossibles]

Sad to see that only 25% of owners is all that is required to make changes that affect 100% of the owners. Such is life I suppose.

Even sadder that not even 25% of owners take the time to attend a 2 hour meeting once a year to determine how their strata fees are spent. People always leave the work for other people to do but are sure quick to complain.

[superping]

You can't (or won't) attend the annual meeting. You don't want to send them a written complaint.

Do you expect the board and management to be a mind reader?

I'm sure they have thousand things to look after. how about leaky window, leaky roof, budgeting, parking, snow removal, garbage pickup.

mind you, the board are unpaid volunteer. They are unit owners that care enough to get involve. I wouldn't expect them to walk around to ensure every inches of lawn are green.