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YKj0k~g:[yH+ΊRoV#[FJ ۷0?Cd`O żYJGQpU cI)hϟ5wg Q~< {| DZ}5}~4ºdN=ѤS_=\aq|^K/4a~{9{~_1owuE}ˏ\-xf t_!tgG8e;+j9.1 _>6̲aMb#*c+R7\!%.E,~|)8t0W]=-oVyXD޽x1ElzsU~髴Oݚ6}MjnȺ!,3 v&wt\/OoR|+ԥSWuHJvIFj^Np*Ey.|ntX|1OVJ*IP '% P:.0j J+1>M&k+K5Oxϕ_Wё%R'ܷgt@gJ<͓=GXkN0mTo1s]4b6hN@D dQuZsgGo(5n-t5goqZw]1c{|n:uMXoxai7Pٱ|C]b[mZZ'7v|'@lD6nmeoIY;v`ֱG~S0W]rËKZiÆ?77ϙPVylBVnYtTktT2㩔1AW)LH)pa "&tɺ⢨|+}B0sSvۻqz~Su\qďDkxoxkk@ӘUV;Kv#ơ;%c;|Ji!0W]ֲqӦݻoߍNͱHEDQ B\d-Tg\ |`2lf`}zċA|>|:P#5(^hWJE֛n `n~yΜ=KӉXk?}7O$Gۀ#[7#s<0Gq ٭۶V37?ӧiXkcE n&ۿ.6b{݉슢h|캪8`E~nnNܹKk>b1mv0?OA}ԩٳA@Qt< ʉ' #1+YJtaa<^v}T;~رyرz$zE<̑|O8O8ѝ2(@sGkTl{|H@ĉlܵ#[.y?Ї'n^{GTDRɲMd@ I[xТ~ul}PSAs!ﹺă>{F iXh*K`1e6;Rܳ[['ޓTqzTt\-%Lh_Wif_ i$إ/W󑡳+L!XRzG%;O܅Qv0相FmeS*F|28hqBt~I΃?,J)Ih>2n'ur,-Pn9r[r[.c+IENDB`( D/ 0|DArialod Std Regll}0"DPalatino Linotypel}0 DEarwig Factorypel}00DComic Sans MSpel}0B@DRosewood Std Regular}0 2@ .  @n?" dd@  @@`` Pj       _r$%3àRHM;"ib$l4UHzohir$P0%Ÿ0귢o'%iKiR$Y-Unm+ rxib$gQT߳c'2',y 0AAPyU333@83ʚ;/ʚ;g4VdVd@j} 0ppp@  <4dddd8c20l80___PPT10 ?  %O  =Ontario Condominiums 101A,33'Fundamental Concepts and New Properties(($Types of Condominium(33  A Digression on Unit Boundaries  $Buying or Selling a NEW CONDOMINIUM 8%$33033$   Disclosure (2 6Disclosure Statement Table of Contents Budget Statement Draft Declaration, By-law(s) & Rules Standard Unit Definition Material Agreements Other information RECEIPT!!!.P3333NT  81.(1)A declarant shall ensure that a trustee of a prescribed class* or the declarant s solicitor receives and holds in trust all money, together with interest earned on it, as soon as a person makes a payment, (a) with respect to reserving a right to enter into an agreement of purchase and sale for the purchase of a proposed unit; (b) on account of an agreement of purchase and sale of a proposed unit; or (c) on account of a sale of a proposed unit. 1998, c.19, s.81(1) *20.(1)The following classes are prescribed as trustees for the purpose of subsection 81 (1) of the Act: 1. Persons, other than the declarant s solicitor, who are entitled to practise law in Ontario as solicitors. 2. A partnership, other than the declarant s solicitor, of persons who are entitled to practise law in Ontario as solicitors. 3. Escrow agents for deposits with respect to a project who have entered into a deposit trust agreement with the declarant and either the warranty corporation or an insurer to govern money to be held in trust under section 81 of the Act with respect to the project. O.Reg. 48/01, s.20(1). oP33%33=33s333333 v  2>-z33vP   E I   j   |  B An agreement of purchase and sale may permit & the occupancy of a proposed unit before the purchaser receives a deed to the unit that is in registerable form. Z33  /    0` 33` Sf3f` 33g` f` www3PP` ZXdbmo` \ғ3y`Ӣ` 3f3ff` 3f3FKf` hk]wwwfܹ` ff>>\`Y{ff` R>&- {p_/̴>?" dd@ yU~?" dd@yU  " @ ` n?" dd@   @@``PR   @ ` ` p>>   $(    <3} #" `>  } T Click to edit Master title style! !0  66} #" `> } RClick to edit Master text styles Second level Third level Fourth level Fifth level!     S  0`=} "|@l } ^* yU   0TA} "|l  } `* yU   0}} "|@l } `* yU   pA޽h ?columns"@` ff>>\`Y{ffD<___PPT10..g` = DCorinthian columns design template 0 }u0 (     6,-| "P@` } T Click to edit Master title style! !  0x| "@ | W#Click to edit Master subtitle style$ $  0}| "|@l | ^* yU  0X| "|l  | `* yU  0T| "|@l | `* yU  jA޽h?columns"@` ff>>\`Y{ffD<___PPT10..g9j0 zr` (    0|| P   | P*    0t|    | R*  d  c $ ?  |  0|  0 | RClick to edit Master text styles Second level Third level Fourth level Fifth level!     S  6| _P  | P*    6| _  | R*  H  0޽h ? 3380___PPT10.44a 0 (  (     N|8c8c? S" 0` |   c $| @<$0 | @  0\| t,$D 0 bMichael H. Clifton Partner, Clifton Kok LLP Condominium Development Law Condominium Management Law. 2PP   0| \ 2007, Michael H. Clifton& 2"H  0޽h ? 33a Y ___PPT109 .g` =+ITD' |= @B DX' = @BA?%,( < +O%,( < +D' =%(D' =%(DT' =A@BBB B0B%(D' =1:Bvisible*o3>+B#style.visibility<*(%(D' =-6B'blinds(horizontal)*<3<*(D' =%(D+' =%(D' =A@BBB B0B%(D' =1:Bvisible*o3>+B#style.visibility<*%(D' =+4 8?dCB0-#ppt_w/2BCB#ppt_xB*Y3>B ppt_x<*D' =+4 8?dCB0-#ppt_h/2BCB#ppt_yB*Y3>B ppt_y<*+p+0+0 ++0+0 +U 0 f^$(  $ $  B 8c8c?S" >  | . $ <,o3f?"`(P `,$D0 Ontario CondominiumsPG C G AB $ <Do3f? 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Essential structure, roof and all exterior (lawns, decks, driveways) are common elements. Often garage included as part of the unit.B 2m -2 -2)  4 <>p ,$@ 02  4@ BGYlH| I! ,$@ 0 4 0f33  ,$D 0 ^Whole Lot Unit Boundaries Unit boundary extends to edge of typical lot line (sometimes called  lot line unit boundaries) Unit owner owns the entire building and surrounding lands, just like an ordinary lot in a subdivision or a freehold townhome. R 2` -2~ -2 -2 4 <Ԕp0 ,$@ 02 4@ BGYlH| I! `P P,$@0  4 0hs33@  ,$D0 w Whole Building Unit Boundaries Unit boundary surrounds the building envelope, but does not include the lawn, driveway or deck areas Might also exclude the roof and eaves Unit owner owns the entire building but the surrounding lands are part of the common elements. R 2 -2_ -2 -2H 4 0޽h ? ff>>\`Y{ff00___PPT10x0. s+FD.' |= @B D.' = @BA?%,( < +O%,( < +D' =%(D`' =%(D1' =4@BBBB%(D' =1:Bvisible*o3>+B#style.visibility<* 4%(D' =-m6Bbox(in)*<3<* 4Dw' =4@BBBB%()))D' =1:Bvisible*o3>+B#style.visibility<* 4%(D' =-6B'checkerboard(down)*<3<* 4DP' =A@BBBB0B%(D' =1:Bvisible*o3>+B#style.visibility<* 4%(D' =-6B#blinds(vertical)*<3<* 4D' =%(D2' =%(D/' =4@BBBB%(D' =-m6Bbox(in)*<3<* 4D' =1:Bhidden*o3>+B#style.visibility<* 4%(DI' =4@BBB B%(D' =-6B+checkerboard(across)*<3<* 4D' =1:Bhidden*o3>+B#style.visibility<* 4%(DR' =A@BBB B0B%(D' =-6B'blinds(horizontal)*<3<* 4D' =1:Bhidden*o3>+B#style.visibility<* 4%(D' =%(D`' =%(D1' =4@BBBB%(D' =1:Bvisible*o3>+B#style.visibility<* 4%(D' =-m6Bbox(in)*<3<* 4Dw' =4@BBBB%()))D' =1:Bvisible*o3>+B#style.visibility<* 4%(D' =-6B'checkerboard(down)*<3<* 4DP' =A@BBBB0B%(D' =1:Bvisible*o3>+B#style.visibility<*4%(D' =-6B#blinds(vertical)*<3<*4D' =%(D2' =%(D/' =4@BBBB%(D' =-m6Bbox(in)*<3<* 4D' =1:Bhidden*o3>+B#style.visibility<* 4%(DI' =4@BBB B%(D' =-6B+checkerboard(across)*<3<* 4D' =1:Bhidden*o3>+B#style.visibility<* 4%(DR' =A@BBB B0B%(D' =-6B'blinds(horizontal)*<3<*4D' =1:Bhidden*o3>+B#style.visibility<*4%(D' =%(D`' =%(D1' =4@BBBB%(D' =1:Bvisible*o3>+B#style.visibility<*4%(D' =-m6Bbox(in)*<3<*4Dw' =4@BBBB%()))D' =1:Bvisible*o3>+B#style.visibility<*4%(D' =-6B'checkerboard(down)*<3<*4DP' =A@BBBB0B%(D' =1:Bvisible*o3>+B#style.visibility<*4%(D' =-6B#blinds(vertical)*<3<*4D' =%(D2' =%(D/' =4@BBBB%(D' =-m6Bbox(in)*<3<*4D' =1:Bhidden*o3>+B#style.visibility<*4%(DI' =4@BBB B%(D' =-6B+checkerboard(across)*<3<*4D' =1:Bhidden*o3>+B#style.visibility<*4%(DR' =A@BBB B0B%(D' =-6B'blinds(horizontal)*<3<*4D' =1:Bhidden*o3>+B#style.visibility<*4%(+P+0+ 40 ++0+ 40 ++0+40 ++0+40 ++0+40 ++0+40 +$ 0  ,g(  ,b , 0P ,$@0  , 0 0 L$@0T0  ,@ 0@`0p,$@ 0X  , 0` p4 ,  0e0e 8c8c?"00e` >     , <|? ,$ 0 F Disclosure (2  , <x? @P ,$0 MInterim Occupancy (2  , <4?0P P,$ 0 DDeposits (2   , <?P @Pp,$ 0 H 2 Closings?? (2 H , 0޽h ? ff>>\`Y{ff___PPT10.0+)c1D' = @B D<' = @BA?%,( < +O%,( < +Ds' =%(D' =%(D' =4@BBBB%()?)?DE' =. 7 BBBBBM -0.36667 0.2903 C -0.33785 0.29354 -0.30868 0.29724 -0.29549 0.30303 C -0.28212 0.30881 -0.28351 0.36016 -0.28698 0.32547 C -0.29045 0.291 -0.32986 0.1108 -0.3165 0.09484 C -0.3033 0.07888 -0.23768 0.22415 -0.20712 0.22877 C -0.17639 0.23363 -0.15573 0.16747 -0.13282 0.12283 C -0.11007 0.07795 -0.09219 -0.01874 -0.06997 -0.0391 C -0.04792 -0.05922 -0.01164 -0.00741 3.33333E-6 3.25237E-6 *3>*B ppt_xB ppt_y=L0BBaaaaaaaApBB;>BN<* ,D' =A@BBB B0B%(D' =1:Bvisible*o3>+B#style.visibility<*,%(D' =+4 8?dCB0-#ppt_w/2BCB#ppt_xB*Y3>B ppt_x<*,D' =+4 8?dCB0-#ppt_h/2BCB#ppt_yB*Y3>B ppt_y<*,D' =4@BBBB%(D' =1:Bvisible*o3>+B#style.visibility<* ,%(D' =+4 8?dCB1+#ppt_w/2BCB#ppt_xB*Y3>B ppt_x<* ,D' =+4 8?dCB0-#ppt_h/2BCB#ppt_yB*Y3>B ppt_y<* ,D' =A@BBBB0B%(D' =1:Bvisible*o3>+B#style.visibility<* ,%(D' =+4 8?dCB1+#ppt_w/2BCB#ppt_xB*Y3>B ppt_x<* ,D' =+4 8?dCB0-#ppt_h/2BCB#ppt_yB*Y3>B ppt_y<* ,DG' =4@BBBB%(D' =1:Bvisible*o3>+B#style.visibility<* ,%(D' =-6B'checkerboard(down)*<3<* ,DT' =A@BBBB0B%(D' =1:Bvisible*o3>+B#style.visibility<*,%(D' =-6B'checkerboard(down)*<3<*,DC' =4@BBBB%(D' =1:Bvisible*o3>+B#style.visibility<*,%(D' =-6B#blinds(vertical)*<3<*,DP' =A@BBBB0B%(D' =1:Bvisible*o3>+B#style.visibility<* ,%(D' =-6B#blinds(vertical)*<3<* ,++0+,0 ++0+,0 ++0+ ,0 ++0+ ,0 +( 0 2* 0(  0 0 S  @`<$0 | X 0 0P 0  0e0e 8c8c?#" 0ep    0 6pPp,$@ 0  0 6pPp ,$@ 0  0 6p Pp ,$@0  0 6p@ Pp` ,$@0H 0 0޽h ? ff>>\`Y{ff# #___PPT10".Ўcf+:@D"' |= @B DA"' = @BA?%,( < +O%,( < +D' =%(DP' =%(DX' =A@BBB B0B%(D' =1:Bvisible*o3>+B#style.visibility<*0%(D' =-6B+checkerboard(across)*<3<*0DX' =A@BBB B0B%(D' =1:Bvisible*o3>+B#style.visibility<*0'%(D' =-6B+checkerboard(across)*<3<*0'DX' =A@BBB B0B%(D' =1:Bvisible*o3>+B#style.visibility<*0'8%(D' =-6B+checkerboard(across)*<3<*0'8DX' =A@BBB B0B%(D' =1:Bvisible*o3>+B#style.visibility<*08]%(D' =-6B+checkerboard(across)*<3<*08]DX' =A@BBB B0B%(D' =1:Bvisible*o3>+B#style.visibility<*0]v%(D' =-6B+checkerboard(across)*<3<*0]vDX' =A@BBB B0B%(D' =1:Bvisible*o3>+B#style.visibility<*0v%(D' =-6B+checkerboard(across)*<3<*0vDX' =A@BBB B0B%(D' =1:Bvisible*o3>+B#style.visibility<*0%(D' =-6B+checkerboard(across)*<3<*0DX' =A@BBB B0B%(D' =1:Bvisible*o3>+B#style.visibility<*0%(D' =-6B+checkerboard(across)*<3<*0Dl' =%(D' =%(D' =4@BBBB%(D' =1:Bvisible*o3>+B#style.visibility<*0%(D0' =4@BBBB%(D' =0l9 CCBB*<3<*0Dl' =%(D' =%(D' =4@BBBB%(D' =1:Bvisible*o3>+B#style.visibility<* 0%(D0' =4@BBBB%(D' =0l9 CCBB*<3<* 0Dl' =%(D' =%(D' =4@BBBB%(D' =1:Bvisible*o3>+B#style.visibility<* 0%(D0' =4@BBBB%(D' =0l9 CCBB*<3<* 0Dl' =%(D' =%(D' =4@BBBB%(D' =1:Bvisible*o3>+B#style.visibility<* 0%(D0' =4@BBBB%(D' =0l9 CCBB*<3<* 0+8+0+00 +! 0 @8(  @ @ S H@<$@0  *<@#okg^ @@ 6  @ <>|? DDeposits (2 ,~ @  `u?0@& ,$@ 0    proposed unit means land described in an agreement of purchase and sale that provides for delivery to the purchaser of a deed in registerable form after a declaration and description have been registered in respect of the land; ( partie privative projete )  233b   Y       @ C <A$MCj04325860000[1]P ,$D 0H @ 0޽h ? ff>>\`Y{ff___PPT10.@+w9D1' |= @B D' = @BA?%,( < +O%,( < +D ' =%(D ' =%(DG' =4@BBB B%(D' =1:Bvisible*o3>+B#style.visibility<*@%(D' =-6B'blinds(horizontal)*<3<*@DG' =4@BBB B%(D' =1:Bvisible*o3>+B#style.visibility<*@T%(D' =-6B'blinds(horizontal)*<3<*@TDG' =4@BBB B%(D' =1:Bvisible*o3>+B#style.visibility<*@T%(D' =-6B'blinds(horizontal)*<3<*@TDG' =4@BBB B%(D' =1:Bvisible*o3>+B#style.visibility<*@%(D' =-6B'blinds(horizontal)*<3<*@D ' =%(D| ' =%(DC' =4@BBBB%(D' =1:Bvisible*o3>+B#style.visibility<*@V%(D' =-6B#blinds(vertical)*<3<*@VDC' =4@BBBB%(D' =1:Bvisible*o3>+B#style.visibility<*@V%(D' =-6B#blinds(vertical)*<3<*@VDC' =4@BBBB%(D' =1:Bvisible*o3>+B#style.visibility<*@E%(D' =-6B#blinds(vertical)*<3<*@EDC' =4@BBBB%(D' =1:Bvisible*o3>+B#style.visibility<*@Eo%(D' =-6B#blinds(vertical)*<3<*@EoD[' =%(D' =%(DX' =A@BBB B0B%(D' =1:Bvisible*o3>+B#style.visibility<*@%(D' =-6B+checkerboard(across)*<3<*@DK' =4@BBB B%(D' =1:Bvisible*o3>+B#style.visibility<*@%(D' =-6B+checkerboard(across)*<3<*@+8+0+@0 + 0 y H(  H H S x}@0 <$0 }  H 0P T0 H <4O|? MInterim Occupancy (2$ H B|`T|?J ,$0 G Occupancy fee(2<3 H 6W| "`@ ,$D0 M interest calculated on a monthly basis on the unpaid balance of the purchase price at the prescribed rate An amount reasonably estimated on a monthly basis for municipal taxes attributable to the unit The projected monthly common expense contribution for the unit &  33H H 0޽h ? ff>>\`Y{ff___PPT10.%*+[>D' Q|= @B D' = @BA?%,( < +O%,( < +D' =%(D' =%(DF' =A@BBBB0B%(D' =1:Bvisible*o3>+B#style.visibility<*H%(D' =-u6Bdiamond(in)*<3<*HD' =%(D' =%(DX' =A@BBB B0B%(D' =1:Bvisible*o3>+B#style.visibility<*H%(D' =-6B+checkerboard(across)*<3<*HDF' =A@BBBB0B%(D' =/u8CC*Q3> Br<*HD' =%(D3' =A@BBBB0B%(D' =?B70, 0; .2, .5; .8, .5; 1, 0-g6B fade*<3<*HD' =0l9 BBBB*<3<*H)?D' =%(D' =%(DC' =4@BBBB%(D' =1:Bvisible*o3>+B#style.visibility<*Hk%(D' =-6B#blinds(vertical)*<3<*HkD' =%(D' =%(DC' =4@BBBB%(D' =1:Bvisible*o3>+B#style.visibility<*Hk%(D' =-6B#blinds(vertical)*<3<*HkD' =%(D' =%(DC' =4@BBBB%(D' =1:Bvisible*o3>+B#style.visibility<*H %(D' =-6B#blinds(vertical)*<3<*H ++0+H0 ++0+H0 ++0+H0 ++0+H0 + 0 p(  X  C    |  S <| 0  |  H  0޽h ? 3380___PPT10.Wb0 D<<(  <X < C    < < S T 0   Statement: summary of all major points. Should cover everything including overall design, easements, costs, uses and even basic practical concerns such as pets and parking. Budget: 1st year budget. Requirement of declarant to provide. Declarant is responsible for shortfalls in the first year. Look out for low balling. (Declarant still has to take care of shortfalls, but it means higher expenses year 2.) Consider whether RF estimate is realistic  if only applying the minimum exact 10%, probably no thought has been put into it. If 1st yr budget includes PA and RFS, recognize these will not be expenses in the second year. Can talk more about this in next seminar. Declaration, by-laws, rules: set out how the condominium runs over and above what it is in the Act. True of all condos. What you can do; what you can t do. Declaration sets out maintenance and repair obligations. Very important. Different for different kinds of condominium [set out basics]. It can also impose conditions and restrictions relating to sales, leasing and uses and occupancy of units. Owners need to be aware that they are legally bound by these things. They should read the docs carefully, and if the requirements are contrary to their plans, they are better not to buy. [In general, there is no positive advantage of having someone buy into a condominium where they will be unhappy. It certainly doesn t look good on your profession in the long run, if you sell a place hard and the people end up with terrible surprises finding out  no pets  no business  higher maintenance obligations etc. Contains unit boundaries description. Need for purchasing insurance. (Schedule L to contain complete lease of Leasehold Condo, or at least all key provisions thereof.) SCHEDULE D to declaration: sets out percentage of common expense. Not always based on unit size. Not always fair. Does not have to be. Your client should understand it and be prepared to live with it. Can talk more about this in next seminar. SUD: a key item in most condos (not cec s of course). Necessary information for home owner s insurance. Agreements: one type to be aware of is Cost Sharing: is the developer planning an old fashioned phase? Vill of Sally Creek  complex; challenging to understand, though ultimately simple. Need to read the disc stmt and agreement carefully. Receipt: helps determine date on which 10-day cooling off period begins. Two factors: agt, disc. 10-days. Second period can arise, if material change made to discl. Dec will usually deny a material change is made, but, essentially, if your client acting reasonably would not have purchased the unit if the change had been in place in the first place, it is potentially material and they should be their lawyer to challenge fast. Must challenge very quickly, so when amended disclosure materials appear, there is no sitting on them. Review them with the lawyer quickly!pz Z)    g  A   PGH < 0޽h ? 3380___PPT10.f0 NFD(  DX D C    F D S 0Ͱ 0   As realtors, although you are used to holding deposits, you cannot take deposits relating to proposed condominium units, unless you are qualified as an Escrow Agent. Note the Act distinguishes between a proposed unit and a registered unit. Also exceptions: occupancy fees; money for chattels ( personal property ) provided chattel or personal property is not  permanently affixed to the land. I.e., extras such as a deck will be included; whereas window coverings likely would not.H D 0޽h ? 3380___PPT10.@@0 0LP(  LX L C     L S 9T 0   R Under agreement. If not in agreement, no requirement to occupy till registered. When occupancy begins, and the old practice of shadow mortgages and the like, gives rise to the idea of 2 closings. There aren t. There is only one closing; but there is a fixed, or relatively fixed, occupancy date: the date your client moves in and starts paying& THE OCCUPANCY FEE> Have to pay. 3 components can make it up. Option to pay bal of pp in advance: A purchaser can avoid paying this component of the occupancy fee if the purchaser elects instead to pay the full balance (i.e., after accounting for deposits) of the purchase price owing on the date of occupancy. The purchaser is entitled to make this election notwithstanding any contrary provisions in an agreement of purchase and sale. However, in order to do this, the purchaser must make this election during the (first) 10-day rescission period provided in subsection 73(2) of the Act. If this election is made, and the purchaser pays the full amount of the balance of the purchase price upon assuming interim occupancy, the occupancy fee must be reduced by the amount of the interest component, if any. Occupancy date can be extended. Tarion rules (where Tarion applies). Complex. Need to read through it carefully. When extension notice received, have solicitor review it carefully to ensure the declarant is doing it right. If not, declarant s right to extend can be limited. May have to negotiate new terms with purchaser; or purchaser may be entitled to reimbursement of its living expenses, if any, caused by inability to enter occupancy on first promised date. Not extravagent, but up to $5000, with potential for new rules and higher amount coming out in the next year or so. $1y+b<  gH L 0޽h ? 3380___PPT10.>c50 @PE(  PX P C     P S 2 0   G3LEASEHOLD CONDO: term min, 40 years, max, 99 years.H P 0޽h ? 3380___PPT10. 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