In the case of damage to the home which causes a loss of use of a significant part of the home, an abatement may be made to the Maximum Housing Charge for the home based on a ratio between the original square footage of the home and the remaining useable space. No such abatement may be made if, in the sole discretion of the Board of Directors, the damage was due to negligence of the Member.
( refer also to Bylaw #2, Clause 25)
1. For the purposes of this policy, alterations shall be defined as any modification that has a permanent installation, or results in a permanent modification of the home, excluding interior decorating which is covered by the Interior Decoration Policy.
2. If the Member wishes to undertake alterations to his/her home, he/she must provide the Maintenance Committee with the following information and receive approval from the Co-op before commencing: a) the nature of the alteration including its implications;
b) the cost of the alteration;
c) who will be undertaking the alteration.
3. The committee shall review the application and submit its recommendation to the Board of Directors. Should the Board deem it necessary, it shall submit the request to the General Membership for approval.
( refer also to Bylaw #2, Clause 20)
Re: Reimbursement for Alteration -see Reimbursement Policy
1. All fencing within the coop must be kept uniform in style and appearance to match the existing privacy screens.
2. Fence height is to be a minimum of 4 feet and a maximum of 6 feet.
3. The addition of lattice will be optional and will not cause the total height of the fence to exceed 6 feet.
4. The posts used for fencing must be pressure treated. (Passed by the general membership April 17, 2002)
5. As an alternative to cementing fence posts into the ground, pressure treated fence posts may be secured to 3 foot long fence post spikes. (Passed by the general membership May 24, 2005)
The purpose of this policy is to ensure fairness and consistency in the allocation of homes and to ensure that the needs of the Co-op, the Members, members of other co-ops and the general public are considered.
1. All allocations of homes must be approved by the Board of Directors prior to occupancy. This shall apply to all moves whether they be internal or external.
2. The Co-op will maintain 2 (two) categories of waiting lists: external (for the general public), and internal (for current membership).
3. In order to have his/her name placed on the internal waiting list the Member must apply in writing to the Membership Committee and meet the following criteria:
a) demonstrated financial responsibility
b) demonstrated maintenance responsibility
c) demonstrated participatory responsibility
4. Members whose names are on the internal waiting list must, at the time a home becomes available for allocation, currently meet the criteria outlined in Section 3 (three) above in order to be eligible for being allocated the home.
5. Members whose names are on the internal waiting list shall have priority over persons whose names are on the external list.
6. The Membership Committee shall, subject to the priorities outlined above, make recommendations to the Board as to who shall be allocated a home on the basis of the following criteria:
a) placement on the waiting list in order of date of application;
b) need for and availability of subsidy;
c) size of home required and composition of household;
d) previous co-operative experience
e) the applicant’s area of interests and the Co-operative’s needs;
f) the applicants needs in terms of desired location, style, and form of the home;
g) the Membership Committee’s evaluation of the applicant;
h) Robin Hood Association will always retain membership rights for the four barrier-free units and 1 (one) additional regular unit.
The Member shall be responsible for but not limited to:
A. EXTERIOR MAINTENANCE
1. Cleaning of individual walks to the household, walkways in front of units, assigned parking space and common property walkways in front of units. Snow is required to be removed from sidewalks within 24 hours of a snowfall; (Amended June 24, 1997)
2. Cleaning, watering and maintenance of individual yard space to Co-op property line, between property dividers, including trees and shrubs;
3. Exterior lighting on individual homes;
4. Painting of decks and privacy dividers as per the Painting Policy;
5. Reporting in writing, to the Maintenance Committee, all maintenance related problems observed in the immediate vicinity of the individual home ( ie. Non-functioning or damaged fixtures, surface damage, etc.)
6. Upon moving out, the Co-op will have the carpets professionally cleaned and if applicable, sanitized as outlined in the Pet Policy. All costs will be deducted from the deposit owed to the Member. If the Member is found to be in arrears, the amount will be added to the amount owed to the Co-op.
B. INTERIOR MAINTENANCE
1. Interior cleanliness and upkeep;
2. Painting as per the Painting Policy;
3. Appliance upkeep after warranty;
4. Interior lighting;
5. Notifying the Maintenance Committee, in writing, of problems in the home which fall outside of the Member’s responsibility;
6. Participating in the inspection of the home;
7. The condition of the glass and screens except where the Coop’s insurance would cover the damage;
8. To place garbage in the proper area for collection;
9. Minor plumbing (ie. Replacement of washers);
10. Cleaning carpet and resilient flooring;
11.Cleaning of windows and screens;
12.Replacement of furnace filters;
13.Cleaning and servicing the furnace humidifier;
14.Caulking of windows;
15.Unplugging of sewer plug-up/back-up as it occurs within the Member’s home;
Effective February 1, 1993, Members are required to pay 10°/o of all costs incurred for appliances that are serviced within their units. If a repair is assessed as a direct result of user negligence, then 100°/o of all costs will be charged back to the unit. Repayment can be arranged by contacting the Treasurer in writing. Members can, at-any time, appeal to the Board in writing.
(Passed January 18, 1993)
(refer also to Bylaw #2, Clause 18)
Members will be assessed a $20.00 (twenty dollar) chargeback if walkways are not cleared of snow and/or ice within the allotted amount of time and someone will be hired to do the work. (December 19, 1999)
A $20.00 (twenty dollar) chargeback will be levied against a Member if, when it is their turn to clean and disinfect a garbage shed, they fail to do
so within a 72 (seventy-two) hour period of a scheduled cleaning date. The
chargeback will be used to hire someone to clean the shed in question. (May 4, 1999)
Those units who do not mow their lawns within a reasonable amount of time will have the lawns mowed for them. They will receive a chargeback accordingly. (June 1995)
The playground is intended for the use of our Members’ young children and their invited guests only. Please be advised if damage occurs due to mischief as a result of a visitor, youth or otherwise, the Member will be held responsible and a chargeback will occur. (October 26, 1999)
No Member may opt out of any weed control scheduled by the Co-op. (May 11, 1999)
**All maintenance correspondence must be in writing and delivered to the mailbox of the VP Maintenance.
The intent of this policy is to set the Co-op’s expectations and philosophy in the area of Member participation.
1. All Members are expected to actively participate in the operations and activities of the Co-op. Member’s participation is positively viewed and considered conducive to the proper functioning of the Co-operative. A positive attitude and a willingness to work together in a co-operative manner are desired.
2. Members shall always be expected to participate in 1 (one) or more of the following ways:
a) each member must be a member of a committee;
b) each Member must undertake tasks regularly assigned to them by a committee or Board.
3. In addition to the above, if a Member misses 2 (two) consecutive meetings, be they General Membership or Committee meetings, the matter shall be referred to the Board of Directors, who will review the Member’s participation and take appropriate action.
4. The Membership Committee shall be responsible for ensuring that all committees know how to encourage participation and that individual Members know how to participate. The Committee may, from time to time, provide assistance and direction to a given Member regarding their participation.
5. Perceived lack of participation on the part of a Member may be brought to the attention of the Membership Committee by any Member of the Co-op. The Committee shall, in its discretion, review the Member’s participation and may in turn refer the matter to the Board. The Member may be deemed to be in violation of the Share Subscription and Housing Agreement which may result in termination of membership.
1. The intent of this policy is to allow Members to share their home with persons who are not Members of the Co-op as they see fit while not jeopardizing the well-being of the Co-operative.
2. Non-member residents shall be defined as adult persons, who are:
a) not Members of the Co-op;
b) who are sharing the home with the Member, with the intention of making the home their primary place of residence.
3. In no case shall a Member make a profit by sharing the home with non
member residents although he/she may ask non-member residents to pay their fair share of the monthly operating costs such as the Net Housing Charge, utilities and food.
4. The Member may share the home with any person or persons for a period of 1 (one) month after which the Member shall report the sharing of the home to the Board. The Board may, in its discretion, extend the 1 (one) month period.
5. It is the responsibility of the Member to inform the Board of non member residents in his/her home within 1 (one) week after the 1 (one) month period has elapsed. The report to the Board must include, for each non-member resident, the name, the date they began to share the home, and the total financial contribution made to the Member per month, including details as to what portion of the contribution is applied to the Net Housing Charge. These rights include, but are not limited to the right to occupy the home and the right to vote.
6. Non-member residents in homes receiving a housing charge subsidy
must provide the Co-op with income verification in accordance with the requirements stipulated in the Subsidized Housing Charge Policy.
7. Residency does not entitle non-member residents to the rights of membership in the Co-op. These rights include, but are not limited to, the right to occupy the home and the right to vote.
8. Non-member residents shall have no right to occupy the home after the Member vacates.
9. Where the non-member resident has lived in the Co-operative for 6 (six) months, he or she may, with written consent of the current Member, apply for membership in the Co-operative.
10. Where, in the opinion of the Board, the Member is attempting to use the policy in such a manner as to circumvent reporting requirements, and thus circumvent the spirit of the policy, the Board reserves the right to request that the information required herein be provided. Failure to provide said information within 10 days of a written request to do so shall be deemed to be a repeated violation of this policy and Bylaw #2, Clause 8.
Note: The Member shall refer to the Utilization Policy as it relates to the sharing of the home with non-member residents
1. The Member shall have the right to decorate the interior of the home in accordance with Co-op Policies.
2. The Member shall be responsible for costs incurred by the Co-op for
the restoration of the home where the interior decoration results in damage to the home or where, in the opinion of the Co-op, the decoration results in the impairment of the home’s marketability.
3. The Member shall be entitled to have his/her home painted at the
Co-op’s expense upon acceptance into membership and allocation of a home, subject to the Co-op determining that the home needs painting, and at the discretion of the Maintenance Committee thereafter.
4. Painting of the home shall be done as per the Painting Policy.
5. Where the Co-op is assuming the cost of labour for painting, the Co-op shall contract with a professional who shall do the work at the discretion of the Maintenance Committee.
(refer also to Bylaw #2, Clause 21)
1. Before any painting is done in a unit attendance at a Painting Seminar (offered through Home Depot) is “highly recommended” and the Co-op encourages Members to take the Painting Seminar as the Maintenance Committee organizes it.
2. Wallpaper or fiber wall is not permitted.
3. Borders of a maximum of 1 (one) foot in width are permitted but must be in good condition upon move out or the Member will be responsible for its removal as well as for any wall damage/touch ups.
4. The Co-op will supply medium grade paint and the Member will provide the labor. If a Member wishes to use a higher grade paint and the Board approves the purchase, the Member will pay the difference in cost.
5. Paint will be supplied as funds are available.
6. Upon written request, professional painters will be hired to paint the stairwells as funds permit. Stairwells will not be repainted at the Co-op’s expense within a 5 (five) year period.
7. Upon written request, all ceilings of a Member’s unit will be considered to be painted by professionals as funds permit. The request will be reviewed by the Maintenance Committee and will not be repainted at the Co-op’s expense within a 5 (five) year period.
8. Only ceiling paint is to be applied to the ceilings.
9. Regarding basement development/improvements and new structures, the Member will be responsible for the initial paint and thereafter, the Co-op will supply the paint as per this policy.
10. Paint will be provided based on a per wall surface basis every 5 (five) years. A wall surface is to include inside closets, pantry and doors.
11. The Co-op will provide enough white paint per room as per the chart provided by the Co-op.
12.The Member will be responsible for coloring the paint if desired.
13. There are no restrictions on color, however, if more than 2 (two) coats of paint are required to cover/complete dark colors, the member will be responsible for the cost of additional paint. This may result in a chargeback to the Member.
14.Wall preparation is the responsibility of the Member and includes mudding, sanding, taping, etc.
15. The Member is responsible for completing the work within 3 (three) months of receiving the paint at which time, an inspection will be done.
16. The Member will be responsible to submit a color paint.chip, including the color code to the Co-op.
17. If standards are not met, the Member will receive a chargeback upon move out.
18. A painting kit is available for sign out. All supplies must be returned in a re-useable state with the exception of the tray liners and roller sleeves which are disposable. If an item is not re-useable due to Member negligence, a chargeback will be issued to the Member to cover the cost of replacement. (If an item is not re-useable due to overuse there will be no chargeback.) Mud will be provided on an as required basis. The painting kit must be returned within 3 (three) months or at the completion of the work, whichever is sooner.
If a Member has occupied a unit for 5 (five) years or more, prior to October 14, 2004, and the Co-op has never supplied paint for the unit, the Member is eligible to have the unit professionally painted upon move out without being charged back. If a new Member accepts the paint color/standard of work within a unit a waiver can be executed and the Member moving out will not be responsible for painting the unit before moving.
1. No paint on ceilings
2. No paint on any floor surface
3. No paint on windows
4. No paint on baseboards if the Member decides to keep them white
Units will be inspected by a third party to ensure standards are met.
PAINTING KIT includes:
Paint Brushes – 2 narrow / 2 wide
Mud – small container if required
Sanding Blocks – 2 (including sandpaper)
Rollers (cage and sleeves) – 2 narrow / 2 wide
Pans (durable, metal) – 2
Pan Liners – 2
Drop Sheets (canvas)- 2 double wide runners
Tape- 2 wide
Extension Pole – 1
Kilz (ceiling touch cover up) – 1 if required
Tote- supplies will be provided in a tote
1. Oil changes or any kind of car maintenance that may do damage to the Davidson Creek Housing Co-operative are prohibited.
2. No trailers or motor homes, of any kind, are to be parked anywhere within the Davidson Creek Housing Co-operative.
3. No vehicle parking along the three (3) entrance ways into Davidson Creek Housing Co-operative.
4. Vehicles that are not licensed or do not have insurance will not remain in the Davidson Creek Housing Co-operative. (Passed September 16, 1992)
5. Visitor parking stalls are for the use of visitors only and shall not be utilized by members of the Davidson Creek Housing Co-operative. (Passed June 24, 1997)
6. Team sports that may cause damage may not be played in or around the parking lot. (Passed June 24, 1997)
The keeping of pets is not a right; it is a privilege, subject to the overall comfort of the Members, and respect and responsibility of the Member to the Davidson Creek Housing Co-operative property.
1. A household may own one ambulatory pet. Its maximum size at maturity may be no more than 20 inches at the shoulders, with the exception of seeing eye dogs. The pet must be of a good temperament, with no history of vicious behavior, either in the animal itself or in the breed. The animal must be predictable, not a threat to other Members, nor to the Co-op environment. There is no restriction on non-ambulatory pets.
2. The household will be responsible for the total care of the pet and all cleanup and disposal of bodily byproducts, both in the home and on the Co-op property as a whole.
3. If a written complaint has been received where a member is not properly disposing of their pet’s bodily byproducts the Board of Directors will:
a) Give the offending unit a written warning to correct the situation by a specified date;
b) If the Member fails to comply by the date specified, a $50.00 (fifty dollar) fine will be assessed;
c) If the feces are still not cleaned up within 24 hours of receiving the initial fine, another fine of $100.00
(one hundred dollars) will be charged and someone will be hired to clean it up;
If the problem persists further action will be taken at the discretion of the Board of Directors. (ie. eviction of pet and/or member) (Passed November 22, 2000)
4. The pet must be confined to the back yard or remain on a leash at all times when outside of the yard.
5. All pets that require it must have an annual immunization for rabies, which immunization must be verified. All pets must be spayed or neutered as applicable. If the animal is a dog it must also be licensed to comply with the County of Strathcona regulations.
6. A deposit, in the amount of $300.00 (three hundred dollars), must be posted in favor of the Co-op to cover possible damage to the home or common property. This is mandatory for all animals with the exception of fish. The deposit is applied to all new Members and to those Members who obtain a new pet after April 27, 1994. The deposit will not earn interest. (Deposit set as of April 27, 1994)
7. If the behavior of a pet causes a problem for other Members or the property, whether inside the home or in the common areas, the Member will be held responsible. A Member who has a complaint against another Member’s pet must notify the Board in writing, stating the nature of the complaint. The Board of Directors and the General Membership shall have the authority to vary the policy on an individual basis.
(Also refer to Bylaw #2, Clause 6 6.2 and Clause 9)
1. Any proposed alterations must be approved by the Board of Directors, prior to the commencement of the alterations, to be eligible for reimbursement.
2. At the time of installation, the anticipated life and value of the improvement shall be established by the Co-op.
3. A declining balance depreciation schedule based upon the life of the improvement shall be used to determine the amount the Member will be reimbursed for the improvement. The amount paid to the Member shall be based upon the remaining life of the improvement at the time of move out.
4. Reimbursement of improvements will occur within 60 (sixty) days of the Member vacating the unit.
5. Notwithstanding the Alterations Policy, the maximum amount reimbursed on any approved improvement shall be $1,000.00 interior and $1,000.00 exterior.
A. RENT SUPPLEMENT
1. Subsidy under the Rent Supplement Program shall be in accordance with the terms and conditions of the Rent Supplement Agreement held between the Co-operative and Alberta Mortgage and Housing Corporation.
2. The amount of the Subsidized Housing Charge set for a household in receipt of assistance under the Rent Supplement Program shall be in accordance with the Alberta Mortgage and Housing Corporation’s (AMHC) occupancy charge to income scale (referred to by AMHC as the rent to income scale). It is agreed that such Subsidized Housing Charge is subject to change at any time to reflect any change in the Member’s income and family composition.
3. Where the home is being underutilized, the subsidized housing charge for the home shall be set at the amount the home would be paying based upon the regular subsidy calculation to which shall be added the difference between the maximum housing for the unit and the maximum housing charge for a non-underutilized unit.
4. False declaration of income shall constitute grounds for termination of membership.
B. SECURITY OF TENURE FUND
1. Contingent upon the availability of funds, subsidy will be available to reduce the Maximum Housing Charge to a minimum of 30% of a Member’s adjusted annual household income for those households who are eligible. Eligibility shall be on an income tested basis conforming to the CMHC Agreement as it reiates to the Security of Tenure Fund.
2. Where the home is being underutilized, the subsidized housing charge for the home shall be set at the amount the home would be paying based upon the regular subsidy calculation to which shall be added the difference between the maximum housing charge for the unit and the maximum housing charge for a non-underutilized unit.
3. False declaration of income shall constitute grounds for termination of membership.
4. Eligibility shall be reviewed on a 3 (three) month basis by the Board on a case-by-case basis. False disclosure of finance constitutes justification for termination of membership.
1. For the purpose of this agreement:
a) Maximum utilization of the home shall be defined as the number of bedrooms times 2 (two). ie. maximum utilization for a 3 bedroom home would be 6persons
b) Minimum utilization of the home shall be defined as the number of bedrooms less 1 (one) ie. minimum utilization for a 3 bedroom home would be 2 persons
c) Residents shall be defined as any person who makes the home their primary residence for more than 2 (two) months (refer to Non-member Resident Policy)
2. The home shall be considered over utilized if the number of residents exceeds the maximum defined in Section 1 herein.
3. The home shall be considered under utilized if the number of residents is less than the minimum defined in Section 1 herein.
4. If a home is over utilized the Member shall apply to the Board for permission to over utilize the home, which application shall include the number of persons living in the home, together with a brief explanation of the situation and a projection as to the length of their stay. The Board may grant the Member leave to over utilize the home for a period of time after which, if the home is still over utilized, the Member must reapply. Should the Board refuse to grant the Member leave to over utilize the home, the Member shall endeavor to correct the over utilization within a reasonable period of time.
5. Unless otherwise approved by the Board, no person(s) or Member(s) shall be allowed to move into a home if such move in would result in the home being either over or under utilized.
6. For households receiving Rent Supplement Assistance utilization is defined in accordance with the Rent Supplement Agreement. A household not utilizing the home in accordance with the Rent Supplement Agreement are required to pay the difference in cost between the size of unit they occupy versus the size they would be utilizing in accordance with the Rent Supplement Agreement utilization standards.
To ensure that members, their family, and guests do not ever feel threatened, harassed or bullied inside their homes or within the boundaries of co-op common property by any other member their family or guests.
All federal, provincial and municipal laws and by-laws apply to all members of the co-op. Contravention of this policy may result in termination of membership from the co-op (eviction).
Every co-op member is responsible for their:
Actions and behaviour, and the actions and behaviour of those individuals associated with their unit in any way, including non-member residents and all guests, regardless of length of stay I visit.
This includes but is not limited to non-members and minors (under 18 years of age) and their guests.
Each member is responsible for reading and adhering to this policy.
Co-op members will be held accountable for all residents, non-member residents, and all visitors behaviour while in the members unit, back-yard and on any common co-op property.
These actions include but are not limited to noise, harassment, bullying, vandalism, theft, possession and/or use of illicit drugs, irresponsible consumption of alcohol etc.
Acts of aggression towards other members, residents of their unit or guest will not be tolerated. This includes but is not limited to acts of violence and intimidation, abuse, force or coercion as well as consistent slanderous statements against another member.
Any threatening action causing bodily harm, attempts to cause bodily harm or threats, real or perceived, to the safety or security of a member, resident of their unit or guest to their unit will be covered by this policy.
USE OF WEAPON(S) AND/OR OBJECT USED AS A WEAPON (S)
The use of weapons or any object used as a weapon, lethal or otherwise, used in an aggressive manner, real or perceived, either to cause or threaten bodily injury or to cause or produce intimidation will be considered as violation of this policy, even if the individual(s) is/are not charged or convicted under any federal, provincial or municipal statute or law
PROCEDURE FOR COMPLAINTS
Violation of this policy should be reported in writing to the Board of Directors via the gold mail box, located outside of the hall. All documented complaints, subsequent to investigation and any BOD decision or action and/or outcome will be retained on a member file as long as they reside at the co-op.
Once determined that member(s) have contravened this policy., or any co-op by-law, or pose an on-going threat to the co-op, its member(s) residents or guests the incident may be reviewed for immediate termination of membership in accordance with By-Law Number 1 Section 8.3.