Changes to common areas may require owner approval in the form of a vote.
The Condo Act, section 97, addresses changes to common areas made by the corporation.
No Approval Required
When the cost of changes is under $1,000 or less than one percent of annual budgeted expenses no notice to owners or owner vote is required. The same applies when work is to ensure safety or security of those using the property, or to prevent damage to property or assets. Proposed changes to the Condo Act may increase this threshold to $30,000 or three percent of annual budgeted expenses.
Possible Approval Required
When the cost of a project is over $1,000 but less than 10 percent of annual budgeted common expenses notice must be provided to owners. A vote is required if requisitioned by owners of at least 15 percent of registered units. The project can be implemented if supported by at least 50 percent of owners participating at the meeting.
Mandatory Approval Required
When the cost of a project exceeds 10 percent of annual budgeted common expenses this is referred to as a substantial change. Notice must be provided to owners and the project is subject to an automatic vote. Owners of at least 66 2/3 percent of registered units must vote in favour of the project for it to proceed.