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作为共管公寓业主,确保你投资有回报的第一步是参与公寓管理事务
As a condo owner, your first step to secure your investment is to engage in condo affairs




投资公寓不仅仅只是每月支付公寓的维护费用。了解公寓的运作方式可以替你省钱,并保护您的投资。对于投资共管公寓的其他文章,请点击:http://chinesenewsgroup.com/news/667830
Investing in a Condominium is more than just paying the maintenance fees. Understanding the operations of the condominium can save you money and protect your investment. For previous articles in this series, please click: http://chinesenewsgroup.com/news/667830

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公寓的业主/投资者必须参与公寓的管理。他们必须直接或间接地参与其运营。“直接”参与的方式是成为公寓公司董事会的董事或董事会下各个委员会的成员。业主/投资者还可以通过参加公寓业主年度大会,并根据需要向公寓物业管理公司索取有关文件,留意公寓的财务状况。

Condominium investors must get involved with the management of their investment. They must participate directly or indirectly with its operations. One “direct” means is to become a member on its Board of Directors or committees. They can also pay attention to the condominium's financial health through attending its Annual General Meetings and requesting information and documentations from the Condominium Management as needed.

公寓公司的董事会需按照安省的公寓法和公寓自己的章程设立。董事会通常有三到五名董事,且每个董事的任期错开,以确保董事会达到法定人数。最近,安省公寓管理局(CAO)要求每位新当选的董事在当选后的六个月内完成董事在线培训课程,以确保董事掌握公寓管理的有关法规和管理的基本知识。不参加培训的董事将丧失董事资格。

The Condominium Board is defined by Ontario's Condominium Act and the condominium's own declaration document. Typically, three or five Board members sit on the Board and are re-elected in different years to ensure quorum is achieved on the Board. Recently, the Condominium Authority of Ontario (CAO) requires each newly elected director to complete an on-line course within six months of election to ensure a basic knowledge of Condominium rules and management skills are attained by the directors. Failure to do so will disqualify the director(s).



董事会会经常举行会议以审查公寓管理的事务,并给物业管理公司下指示,监督物业管理公司的工作。董事会做决定的程序要按公寓规则走。如果公寓公司没有具体规定,董事会做决定的程序要按照罗伯特《议事规则》(一般公司开会使用的规则)走。大多数参会董事将各类待决定的项目分轻重缓急来讨论,包括评估公寓维修/维护项目的竞标价格,并在物业管理公司的建议下选择承包商。
 
Within the Board of Directors, meetings are conducted to review the affairs of the condominium and to provide directions and monitor the work of the Condominium Management contractor. The meetings and decisions are officially made in accordance with the condominium rules and when they are not specific, by Robert's Rule of Order (as used in corporate meetings). A majority of attending directors will set priority for projects, evaluate competing bids for projects, and select contractors under the advisement of the Condominium Management.

以上所谈的共管公寓是指那些住宅公寓。对于那些做生意的商业共管公寓将如何管理?如果涉及的共管单位和业主较少,公寓则实行“自己管理”。如果没有“专业物业管理公司”的帮助,“自己管理公寓的董事”应有物业管理经验并且准备花费时间来打理日常管理工作的人来担当。但这为董事在执行大型维修项目时与承包商勾结捞钱提供了机会。在某些情况下,承包商会操纵缺乏经验的董事而在项目投标上做手脚给自己捞取更高的利润。这些都是犯罪行为。
 
So far, we are talking about residential condominiums. What about commercial condominiums such as commercial plazas where businesses are conducted? The difference there will be the establishment of “self-directing management” in the case when small number of unit and owners are involved. Without the help of a “professional property manager”, the “self-managing directors” will have to be experienced and prepared to spend time to get things done. This opens up opportunities for fraudulent use of funds by directors while executing large projects and pocketing funds in collusion with contractors. There are also situations where contractors are rigging the bids and reaping high profits at the expense of the inexperienced directors. Both of these are criminal acts.



当董事会对业主和公寓的事不闻不问时,如何罢免他们?如果多数业主同意,任何董事在任期届满前均可被罢免。业主可以在年度业主大会或特别会议上选举任何合格的人选取代一个董事,不管董事是被罢免、去世或辞职。只要多数董事同意,董事会可以决定是否在下届业主大会前将董事空缺补上。

How to get rid of condominium directors when they are not looking after the interests of the owners? A director can be removed before the expiry of his term by a vote of the owners who together own a majority of the units and the owners may elect at any Annual General or Special Meeting any qualified person in the place of any director who has been so removed or who has died or resigned, for the remainder of his term. Otherwise, vacancies on the Board are replaced by a majority consensus of those remaining on the Board for the duration until the next Annual General Meeting where an election will be held.

公寓业主还可以就任何问题召开特别会议。当董事会收到至少15%的业主要求开会时,特别会议就得召开,包括推翻董事会的任何决定或罢免董事。因此,对于业主来说,重要的是要知道公寓的财务状况和公寓建筑结构的状况。

Special Meetings can also be called by owners on any subject matter including the overturning of any of the Board of Director's decisions or removal of directors when a request by at least 15% of owners is received by the Board. It is therefore important for owners to be aware of the financial condition of the condominium and conditions of the condominium building structures.



对于住宅公寓,共管公寓物业管理公司还可以利用董事会经验不足或董事粗心时与承包商勾结,从合同中拿回扣。当然,这是犯罪行为。多年来,我甚至看到物业管理公司拿走了公寓的储备金并逃离加国!

In the case of the residential condominiums, Condominium Management can also take advantage of inexperienced or inattentive directors to collude with contractors and benefit financially from the transactions. This is a criminal act, of course. Over the years, I have even seen Condominium Management took out the reserve funds of a condominium and left the country!

2016年,加拿大竞争局将目标对准大多伦多地区蓬勃发展的公寓管理行业。作为全面刑事调查的一部分,竞争局命令100多个公寓董事会交出公寓公司记录。竞争局目前正在调查涉及数百万元的,在公寓翻新时进行的“假投标和做手脚”的指控。

In 2016, Canada’s Competition Bureau targeted the booming condominium sector in the Greater Toronto Area, ordering more than 100 condo boards to hand over records as part of a sweeping criminal investigation. The bureau is probing what it calls “allegations of bid-rigging and conspiracy” involving the region’s multimillion-dollar condo renovation industry.



2017年以后,在公寓管理中的物业管理公司需要获得许可证才能在安省提供公寓物业管理服务。对物业管理公司的监管旨在清除那些不良物业管理公司。物业管理公司的行为近年来受到了广泛的关注。共管公寓物业管理公司有三种类型的许可证,即普通许可证,有限许可证和过渡性普通许可证。每种许可证都需申请,并附上费用和警察的无犯罪记录。许可证需要不断更新。如果物业管理公司严重违反规则而被安大略省公寓管理者协会(ACMO)提起诉讼时,它的许可证可能会被吊销。 ACMO的规则不适用于那些“自己管理”的公寓。

Since 2017, property managers working in Condominium Management will require licences to provide condominium management services in Ontario. The regulation of property managers is designed to weed out the bad apples, which have received most of the publicity in recent years. There are three types of licences for condominium managers – General Licence, Limited License, and Transitional General License. Each requires an application to be filed by the manager, along with the fee and a police background check. They will need to be renewed and may be revoked in some cases when severe violations of rules and expected conduct are filed with the Association of Condominium Managers of Ontario (ACMO). ACMO rules are not applicable to “self-managing condominiums”.

如果想在共管公寓投资上有好的回报,业主们就要密切注意公寓公司的运营状况。要实现投资目标,了解公寓运营并参与其中是第一步。

We want to look after our investments and pay attention to the operations of our Condominium Corporation. Understanding condominium operations and getting involved are first steps toward that goal.





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