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中英对照:共管公寓管理法庭会简化解决公寓大楼里的纠纷吗?

Will Condominium Authority Tribunal deliver what it promised?
来源: Bob Mok


 
我们中的许多人都是共管公寓中的业主或租客。作为业主,我们必须了解共管公寓中涉及的所有规定,这将使我们了解作为公寓业主之一的责任和义务。另外,即使最终责任归业主,租客也需要了解和遵守这些规定。

Many of us are Condominium owners or tenants. As owners, we have to know about all of the rules and regulations involved in Condominium living. Knowing them will let us know about our responsibilities and liabilities as common owners of the building. Tenants also need to understand many of these rules and by-laws and abide by them, even though the ultimate responsibilities go to the owner.

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到目前为止,业主和共管公寓公司之间的纠纷由物业管理公司从中调解/仲裁(《共管公寓法》第132条)。有时,双方的争议需要打到安省法院(《共管公寓法》第134条)。从2020年10月1日起,共管公寓管理法庭(CAT)将有权对共管公寓中常见纠纷做出裁决(《共管公寓法》第1.42节)。

Up to now, disputes with rules and by-laws are addressed between the owner and the Condominium Corporation through the intervention of the property manager going through mediation/arbitration (section 132 of the Condominium Act) , sometimes seek the issuance of a compliance order before the Superior Court of Justice (section 134 of the Condominium Act). From October 1, 2020 onward, the Condominium Authority Tribunal (CAT) will assume exclusive jurisdiction over many these common disputes (section 1.42 of the Condominium Act).



安省共管公寓法中的179款下的17条将就共管公寓管理法庭的司法管辖权进行修改。作为安大略省共管公寓管理局下的一个分支机构,新的修改将允许共管公寓管理法庭裁决共管公寓公司的管理文件(即管理公司如何管理共管公寓的章程)中所涉及的纠纷。这些纠纷包括:宠物、车辆,停车场和储藏室带来的纠纷,纠纷造成的经济赔偿。

Ontario Reg. 179/17, which sets out the (CAT’s) jurisdiction under Condominium Act, will be amended. The (CAT), as a branch of the Condominium Authority of Ontario (CAO) can accept applications related to certain disputes about provisions in the Condominium corporation’s governing documents (i.e. the corporation’s declaration, by-laws, or rules) relating to: Pets and other animals; Vehicles; Parking and storage; and Indemnification or compensation charges (only for charges related to disputes about the items above).

对于不熟悉共管公寓的管理规则,法规和管理机构的读者,你可以阅读“保护你的投资,共管公寓业主必须知道的事”,http://chinesenewsgroup.com/news/667755一文。

For readers who are unfamiliar with Condominium rules, regulations and governing authorities, please click here for my articles relating to these subjects: http://chinesenewsgroup.com/news/667755

下面,我再次介绍一下安省的共管公寓管理机构:

Let me provide another quick refresher on the Condominium governing authorities in Ontario:



安省的共管公寓均需要按照《安省共管公寓法》注册成共管公寓公司,并在安省共管公寓管理局的监督下进行管理。 安省共管公寓管理局是一个新成立的组织,旨在通过为共管公寓的业主,居民和董事提供服务和提供资源来改善共管公寓的管理质量。它要求共管公寓公司的负责人必须经过规定的培训,要求共管公寓公司管理层的信息透明,确保各个业主得到与公寓的相关的所有信息。安省共管公寓管理局还向共管公寓业主和居民提供资源,解决常见问题,并通过共管公寓管理法庭的网上审理来解决纠纷。

The operations of Ontario condominium apartments by a registered condominium corporation is regulated by the Ontario Condominium Act (CAC) through the Condominium Authority of Ontario (CAO). CAO is a newly established organization that aims to improve condominium living by providing services and resources for condominium owners, residents and directors. It provides mandatory training for directors of the condominium, governs the condominium Management's information openness and their distribution to owners, serves as resources to help condominium owners and residents resolve common issues, and offers an online dispute resolution service through the Condominium Authority Tribunal (CAT).

所有安省共管公寓公司每年要向安省共管公寓管理局支付管理评估费。2017年,安省共管公寓管理局就如何收评估费的问题进行了公众咨询,并将评估费用定为每个公寓单位每月1元(即每年每个单位要支付12元)。

All condominium corporations are legally required to pay assessments annually to the CAO. The CAO set its fees at $1 per voting unit per month (i.e. $12 per voting unit per year) after undertaking a comprehensive fee consultation in the summer of 2017.

从2020年10月1日开始,业主,给公寓单位按揭的债主和共管公寓公司可以就共管公寓中的宠物、车辆,停车场和储藏室的管理纠纷,和因这些纠纷造成的经济赔偿要求共管公寓管理法庭做出判决。

Beginning October 1, 2020, owners, mortgagees and condominium corporations will be able to file applications with the CAT for disputes about provisions in a condominium corporation’s governing documents that deal with pets or other animals, vehicles, parking and storage, or related indemnification/compensation provisions.



如果一个业主或多个业主没有遵守公寓管理章程,共管公寓公司可以到共管公寓管理法庭告他们。同样,业主自己也可以把其他不遵守公寓管理章程的人告到共管公寓管理法庭。

For disputes about compliance with provisions in the corporation’s governing documents related to items described above, a condominium corporation will be able to file an application against one or more owners because they have not complied with the governing documents. As well, an owner will be able to file an application directly against one or more owners and/or occupants for failing to comply with the corporation’s governing documents.

共管公寓管理法庭还可以就公寓管理章程中的有关规定是否合理做出判决。如果认为共管公寓公司章程中的宠物、车辆,停车场和储藏室的管理规定有悖于《共管公寓法》,业主也可以到共管公寓管理法庭告状。业主可以挑战共管公寓公司的章程,这在安省是首次。

The CAT will also deal with disputes about the consistency and/or reasonableness of those provisions. An owner will be able to file an application against their condominium corporation because they think that one or more provisions in the corporation’s by-laws and/ or rules relating to pets or other animals, vehicles, parking and storage, is unreasonable and/or inconsistent with the Condominium Act. For the first time, parts of the declaration document can also be challenged when one or more provisions in the corporation’s declaration relating to pets or other animals, vehicles, parking and storage is perceived to be inconsistent with the Condominium Act.



很快,我们将看到有人会对公寓里的宠物、车辆,停车场和储藏室的管理条款的适用性提出异议。业主将有机会告共管公寓公司,质疑公司章程中有关规定的批准或修改程序是否符合规定。根据《共管公寓法》,管理章程的修改必须走规定的程序后才能生效。如果不遵循这些程序,业主就可以推翻章程里的有关规定。

Another Disputes included soon concerns the applicability of provisions relating to pets or other animals, vehicles, parking or storage, and / or indemnification. An owner will be able to file an application against their condominium corporation because the corporation did not follow the correct process to implement/amend one or more of the corporation’s governing documents. Under the Condominium Act, there are requirements that must be met in order to amend a corporation’s declaration, or to make, amend, or repeal the corporation’s by-laws and rules. If these processes are not followed, an owner could argue that the provisions are not enforceable.

另外,业主和共管公寓公司均可以到共管公寓管理法庭上寻求违章造成的经济损失。

Finally, owners and condominium corporations will be able to file applications relating to provisions in a corporation’s governing documents that govern indemnification or compensation on the above-noted disputes.

我估计,我们大约要等一年的时间才能看到新措施的执行情况,并探讨这些措施的利与弊。 让共管公寓管理法庭处理公寓公司内部的争议是否对公寓公司和业主有利,共管公寓管理法庭是否会被滥用仍有待观察。

We have to give it some time – about a year (in my estimate) to see the statistics collected on these cases before we can evaluate its effectiveness. Whether these new changes for the CAT to handle disputes will be helpful to all the stakeholders and not turning into tools for abuse of procedures remain to be seen.

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