Strata 没有经过 vote就更改bylaws，是否有效？

来源: 麦芽妈 于 2009-10-23 12:35:09 [] [旧帖] [给我悄悄话] 阅读数 : (2424 bytes)

不好意思，仍在与strata较劲，有一些问题想请教坛子里的高人。

以前在发贴子的时候讲了一下我们的情况，主要就是我们买了全新的 townhouse 搬进来后，发现salesperson许诺的private yard根本就是子虚乌有，而且后面的yard还留了一条大沟。我们以安全为再由，在沟上建了一个deck,也使后院成了一个yard。但strata council 成立后，一直来信要我们拆了这个deck，但没有就安全问题给我们任何解决方法。

前段时间发贴后，听了坛主老猫和其他高人的意见，我们决定把这个deck拆了。但是在拆之前，我们要求council就安全问题给我们一个具体的解决办法。

最近收到council的来信，表示我们可以沿着沟办建围栏，但费用自付。为了让我们能建围栏，他们顺手把bylaw的条款给改了。他们的信中，是这样写的：Council has provided landscaping guildlines which will meet the safety issues of your family, in particular, the ability to put fencing as defiend by the guidelines.

我这里的问题有两个：
1. 建围栏的费用应该由我们出吗？那里是一个common property, 也是因为这个原因，他们要我们拆deck. 既然现在的围栏是解决一个在common property 上的 safety issue，费用是否应该由 strata council 负责？

2. 他们这样顺手更改bylaw,是否有效？我查了我们当地的Strata Property Act, 对于更改bylaw的程序是这样写的：

Bylaw amendment procedures
128 (1) Subject to section 197, amendments to bylaws must be approved at an annual or special general meeting,

(a) in the case of a strata plan composed entirely of residential strata lots, by a resolution passed by a 3/4 vote,

(b) in the case of a strata plan composed entirely of nonresidential strata lots, by a resolution passed by a 3/4 vote or as otherwise provided in the bylaws, or

(c) in the case of a strata plan composed of both residential and nonresidential strata lots, by both a resolution passed by a 3/4 vote of the residential strata lots and a resolution passed by a 3/4 vote of the nonresidential strata lots, or as otherwise provided in the bylaws for the nonresidential strata lots.

(2) An amendment to a bylaw has no effect until an Amendment to Bylaws in the prescribed form is filed in the land title office.

(3) An Amendment to Bylaws must be filed in the land title office within 60 days of the amendment being approved.

(4) The strata corporation must inform owners and tenants of any amendment to the bylaws as soon as feasible after the amendment is approved.

谢谢各位的指点。事情结束以后一定把经历写下来，只是case不典型，不知道对大家有没有用。

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