The CAO has been receiving queries and concerns from condominium corporations regarding owners’ meetings and upcoming Annual General Meetings (AGMs).

The Annual General Meeting (AGM) of all owners is an important meeting. The AGM is one of the main ways to help ensure accountability of the Board of Directors of the condominium corporation (the Board) to the owners.

Your board of directors manages your condo corporation. During these meetings, the board discusses and makes decisions about the operation of the condo corporation.

Under the Condominium Act, 1998 the owners of the condominium corporation can request that the board of the condominium corporation call a meeting to discuss and/or vote on a particular topic. These meetings are called owner-requisitioned meetings and all owners can attend.

The turn-over meeting is required after the declarant no longer owns a majority of the units in the condominium corporation. This meeting transfers control of the corporation from the declarant-controlled board to the new board of directors elected by the owners at the turn-over meeting.

A condo is vacant when it’s first built, so according to law, a declarant (usually the developer or builder) appoints a condominium’s first Board of Directors. This first board is also known as a developer-controlled board. This first board must hold an owners’ meeting while the developer or builder still owns a majority of the units. At this meeting, owners other than the declarant can elect two directors to the first board.

If you can’t attend meetings but still want to participate in decision-making processes, you can enable somebody who will attend the meeting to vote for you. You do this by completing a legal document called a proxy form.