FAQs

SELLING OR BUYING A CONDO

What is a Status Certificate?
Answer
The status certificate is a very important document to review before purchasing a condominium. In the status certificate you will find the following: declaration; by-laws; rules; budget for the corporation for the current fiscal year; last annual audited financial statements and the auditor's report on the financial statements; outline of the current reserve fund study and updates to it; statement of the amount in the reserve fund; certificate of insurance for the master policy carried by the corporation; and other details relating to the unit and the condominium.
How do I request a status certificate? What is the cost?
Answer
A status certificate request can be made through our website, under Customer Service. Be sure all the required fields are completed. The base fee is $100.00 (taxes included) payable to Thorne Property Management.
As a new owner, what information do I need to provide to Thorne?
Answer
Your lawyer should have given you a copy of the status certificate ordered for your purchase. In this document, are forms such as a Pre-Authorized Debit form and an Owner Information Update form. Please return these to us as soon as possible after you take possession of the unit

MAINTENANCE and REPAIRS

What elements on the property are my responsibility to maintain?
Answer
The condo's declaration sets out what parts of the unit the corporation will maintain. The owner is generally responsible for screens, passage sets, weather stripping, garage door mechanisms, window cranks, exterior taps and receptacles, and any owner installed changes. If you have any question of whether or not you are responsible for maintaining part of the unit, refer to your declaration or contact our office for assistance.
Who is responsible for repairs?
Answer
Repairs to the common elements are the responsibility of the corporation, subject to exclusions included in the declaration or other corporation documents. Such repairs would include repair and replacement of roadways, brickwork or siding, roofing, foundation concerns, etc.

Maintenance to parts of the common elements which are exclusively used by the unit owner – such as the screens on window and doors – may be the responsibility of the individual owner or of the corporation, depending on what the builder provided for in the declaration.

If repairs must be made inside your unit – if an electrical fixture in your kitchen, for example, does not operate properly – the responsibility for repairs falls on the unit owner.

May I make changes to my unit exterior?
Answer
You may wish to make additions or improvements to your unit (ie. fencing, decks, skylight, etc). Before any change takes place, the Condominium Act requires that an owner proceed with the following:

Submit a written request to the Board of Directors detailing the proposed alteration / improvement with any required drawings and await written approval; enter into an agreement with the corporation that allocates any costs associated with the changes to the owner, sets out the duties and responsibilities including cost to repair any damages to the common elements caused by the proposed change, maintenance and insurance, etc; and make payment to the corporation to cover the cost of having the agreement registered on title for the unit.

The changed element will be the responsibility of the unit owner and any owner who should take possession of the unit in the future.

What insurance do I need?
Answer
The Condominium Act requires that the corporation obtain and maintain insurance, on its own behalf and on behalf of the owners, for damage to the units and common elements that is caused by major perils or other perils that the declaration or by-laws may specify. Such perils include: Fire, Smoke, Lightning, Water Damage, Vandalism, etc.

The insurance will cover items listed in the standard unit by-law should an insurable loss occur.

The unit owner should obtain an insurance policy for anything in the unit above and beyond the standard unit. This includes any betterment and improvement made to the unit above the standard unit. The unit owner's policy should also cover contents, sewer back-up, and the deductible portion of the corporation's master policy.

GOVERNANCE and RULES

What is the role of the Board of Directors?
Answer
Owners elect the members of the Board of Directors. The board is made up of 3 or more members (depending on what the corporation by-laws may provide). The role of the directors is to manage the affairs of the corporation, to act honestly and in good faith, and to exercise care and diligence as a reasonably prudent person would. Among themselves the board members will elect a president, secretary, and treasurer
How do I get involved in meetings of my corporation?
Answer
The Act requires that a meeting of owners be held each year within six months of the fiscal year end. The Annual General Meeting is held to discuss the financial statements of the previous fiscal year, to appoint the auditor, as well as for discussion of any matter relevant to the affairs and business of the corporation raised by owners. An election is held for the Board of Directors at the Annual General Meeting. All owners of the corporation will be notified in writing before the meeting is to take place.
What are the Corporation’s By-Laws?
Answer
The by-laws of your corporation are part of the governing documents. They regulate board meetings and functions of the board, authorize the borrowing of money, assessment and collection of common expenses, set out the standard unit finishes for insurance purposes, and various other issues of governance.
What are the rules of my condominium corporation?
Answer
Each condominium corporation has a set of rules to promote the safety, security, and welfare of the owners and of the property and assets of the corporation. The rules also prevent unreasonable interference with the use and enjoyment of the common elements and the units by owners. Some topics generally covered in rules are parking, pets, and noise.
Who is allowed access to my unit?
Answer
In a high-rise condominium it is important for the corporation to have a key for each unit. The Condominium Act states that any person authorized by the condo may enter any unit at any reasonable time in order to correct any conditions that violate the condo's insurance policy or cause damage to the property. It is necessary that all units are keyed to a master or that a unit key is available should entry be necessary in the event of an emergency.

Townhouse style condominium corporation's documents may not require that a key to every unit be kept for emergencies, however, it is a good idea for someone on the property to have access to your unit should a water loss of fire occur in your absence.

May I have a satellite dish?
Answer
Some condo corporations do not permit individual satellite dishes on the property in order to limit excess cables, holes in the building envelope, etc. or because not every unit could receive the signal from the patio area. Often, a common satellite system is in place in order to provide access to satellite service to owners. The rules of your corporation are the best place to look for satellite limitations, or make a quick call to your property manager. If individual dishes are permitted, a written request for permission is necessary before installation.
Where can I get a City of London Garbage & Recycling Collection Calendar?
Answer
The City of London sends out copies of the calendar every fall, usually in early September. If you do not have a current calendar, it is available online at www.london.ca. The calendar is a useful tool for what can and cannot be put out for the City to remove on pick-up dates and offers alternative disposal information should you need it. If you do not follow the City recommendations for garbage collection, removal may be arranged by the corporation and billed to the unit owner.
My neighbours are making noise at all hours, what can I do about it?
Answer
A call to the London Police Non-Emergency line is your best option. The City of London's Noise By-law is in effect 24 hours a day and is enforced through ticketing by the police, 519-661-5670.

The property manager also issues letters to owners who are in breach of the noise rules of the corporation. A quick email to your property manager with a report can be confidential and effective in reminding those who may not realize the impact they are having on others.

What is the Private Property Parking Enforcement Program?
Answer
More and more corporations are getting involved with the City's Private Property Parking Enforcement Program to effectively regulate parking on their properties. The City works with the corporation to tag and ticket for infractions. The City collects the fine in the same manner as tickets issued elsewhere in the City. It is very important to make your guests aware of the rules of the condo with respect to parking to avoid tickets to those visiting your home.
Who enforces the Fire Route Signs on our Roadways?
Answer
The City of London By-law Enforcement office enforces fire routes through ticketing.

CONDO FEES and COLLECTIONS

How do I pay condo fees?
Answer
There are a few different ways to pay condo fees. The easiest way is to set up pre-authorized payments. We can also accept post-dated cheques. Alternatively, you may pay monthly by cash, cheque, bank draft, money order, debit, or credit card in our office.
Where can I obtain a pre-authorized debit form?
Answer
Pre-authorized debit forms are unique to each condominium corporation and can be obtained from our office upon request. Please contact our office by phone or email your request to info@thorneproperty.com.
Do cheques need to be dated on the 1st of the month?
Answer
No. Cheques can be dated for any day of the month, and they will be deposited within a few days of that date.
Who should cheques be made payable to?
Answer
Cheques should be made payable to your condominium corporation. Please note that cheques with missing information (i.e.: no date or missing payee name) will be returned to the sender.
Do you accept post-dated cheques?
Answer
Yes. Alternatively, you may also want to consider having your condominium fees withdrawn from your bank account through pre-authorized withdrawal. You may set up for pre-authorized payment by contacting our office or sending your request to info@thorneproperty.com.
Can I pay my condominium fees by debit or credit card?
Answer
We are able to accept debit or credit card payments in person at our office, however there is a fee of $25 + 3% of the transaction. This fee is an administrative charge because your payment must be manually transferred to your condominium's bank account by our accounting team.
When will payments come out of my bank account?
Answer
Payments will come out of your bank account on the first business day of each month.
Can Thorne Property Management process my payment in the middle of the month?
Answer
Yes, but by post dated cheque only. Your cheque will be deposited within a few days of the date it is written for.
Can I stop pre-authorized payments on my account at any time?
Answer
You may, if you are notifying us no later than the 20th day of the month prior to deposit.
What happens if I change bank accounts?
Answer
When you change bank accounts, simply fill out a PAD Change Form, attach your new void cheque, and drop it off at our office, or return by mail or email. Change Forms can be requested in the same manner as pre-authorized debit forms.
What happens when I have a bounced payment?
Answer
When a payment is returned from the bank for reasons such as non-sufficient funds or stop payment, there will be an NSF charge added to your account. That charge, along with the unpaid condominium fee will stay on your account until you provide Thorne Property Management with cash or a cheque to cover the outstanding balance. Alternatively, you may send us written authorization through return mail or email to withdraw the outstanding balance from your next pre-authorized payment.
Can the corporation reverse my NSF fee?
Answer
No. When there is a returned payment, the corporation is charged an NSF fee by the bank. The NSF cannot be reversed because the corporation needs to be reimbursed for the bank charges incurred.
How long does it take for my payments to show up on my statement?
Answer
The Statement of Account for individual owners who have an outstanding account is printed in the middle of each month in our office. If you have made a payment after the 10th of the month, it may not be reflected on your statement until the next statement cycle. You can request an updated statement at any time by contacting info@thorneproperty.com.
How are payments applied to my account?
Answer
Payments are applied to the oldest charge to your account. For example, if you missed a payment in February and made one payment in March, that payment is applied to your February condominium fee. This means your account will be susceptible to late charges for March.
How are late fees calculated?
Answer
If payment has not been made within the 30 day grace period, owners will begin to incur late fees. Any account with an outstanding amount will continue to incur late fees until the balance is paid in full. This fee is decided by the Board of Directors and varies depending on the condominium corporation.
What is a Notice of Lien to Owner and why am I being charged for it?
Answer
Owners will receive a Notice of Lien to Owner (formerly known as Form 14) when they have failed to pay their condominium fees for more than two months. At least 10 days before the lien is registered, the corporation will send a notice to the owner showing the amount of arrears, other charges owing and any reasonable legal costs and fees incurred. An administrative charge is assigned for this process.
May I withhold common element fee payments if I am unhappy with the service or disagree with a decision made by the Board?
Answer
No. As a condo owner you are legally bound to pay your monthly contributions to the common expenses. If an owner does not make payments the condo may register a lien on the unit for the amount owing as well as legal costs and interest. The mortgage holder will also be notified, may pay the arrears and take action against the owner to collect them. In any event, if neither the mortgagee nor owner pays the arrears, the condo corporation may initiate power of sale proceedings.
Can I have my monthly parking charges included with my pre-authorized withdrawal?
Answer
Yes. Please contact our office if you would like parking charges to be included with your monthly pre-authorized debit.
What is a Non-Contract Maintenance Charge?
Answer
Non-Contract Maintenance Charges to your account are for repairs done or services rendered that are not included in the contract agreement between the owner and the corporation. Examples include weed pulling or removal of garbage that is not picked up by the City. A letter with the invoice attached will be sent to the unit owner to notify them about these charges.
Will charges for non-contract maintenance costs be taken out automatically from my next pre-authorized debit?
Answer
No. Additional written authorization is required to have any amount in addition to your regular condominium fees to be withdrawn from your account.
I don’t agree with a charge on my account. What can I do?
Answer
If owners do not agree with a non-contract maintenance charge to their account, they can express their concern in writing (including email) to Thorne. A review of the charge will be carried out. The charge will stand until the review is completed and the owner will be advised of the final decision on whether the charge is to stay on the owner's account or not.