Canucks Flag Part II

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Tenancy Application FormTenancy Application

Last month we were talking about Jack and Jill and the Canucks flag and how not following the Strata Property Act can get a council and a strata corporation into trouble.

Now, let’s say at the General Meeting to approve that special levy for legal fees, the ownership also approved a new bylaw saying “No hockey flags are permitted”. Jill, in an effort to recoup some of those legal fees and her dignity, immediately starts fining Jack $200 for every 7 days the Canucks flag is on his balcony.

She gets a request for a Form F (Certificate of Payment) from Jack’s lawyer in order to transfer title and Jill demands payment of $800 in fi nes before giving it.

Surely she is right this time – isn’t she? Maybe not. Under Section 128(2) of the Act

If an amendment to a bylaw is approved, an Amendment to Bylaws that sets out that amendment and is in the prescribed form must be filed in the land title office and, until that filing, the amendment has no effect.


It seems the bylaw amendment wasn’t properly registered with a Form I by Jill.

Could it get any worse for Jill? More next month.


Niina Mayhew, the strata manager for Holywell Properties, has close to twenty five years of experience in the real estate industry.

She recently moved to the Sunshine Coast from the Thompson Okanagan region to be closer to family. Before joining Holywell Properties, Niina was a senior property manager, leading a team of property managers and support staff and overseeing the operation of 60 strata corporations based in resort locations from Kamloops to the BC/Alberta border.

She is well versed in working with stratas, including sections, quarter and time shares, condo hotels, commercial and bare land strata corporations.

She is firm believer that communication is everything in working with strata councils and owners, and while she takes her job seriously, often finds humor in it as well.

Niina has acted in a consulting role with developers, from  small family oriented townhome complexes to sectioned air space strata corporations.

Her expertise can assist developers in understanding the requirements of the Strata Property Act, preparing budgets and disclosures as well as preparing for the first annual general meeting.

Niina can be reached via email at and via phone at 604 885 3460.