You can requisition (request) a meeting of owners if you believe the condominium faces a concern that requires an action from owners. You will need sufficient support to do this, which is support from a minimum of 15 per cent of owners. For the requisition to be valid, the owners asking for the meeting should not have outstanding money owing to the condominium for 30 days or more.
You might want to requisition an owners’ meeting in circumstances like these:
Some issues are not appropriate for requisitioning a meeting. These include:
The meeting requisition must:
If you want to remove one or more directors, the requisition must include the names of those directors, reasons for removal and whether the directors fill a position reserved for voting by owner-occupied units.
You must deliver the meeting requisition to the president or secretary of the board either in person or by registered mail. You can also deliver it to the address for service of the condominium corporation.
Once the board receives a valid requisition, it must call and hold an owners’ meeting within 35 days. Alternatively, if the owners involved agree, they can put the issue on the agenda of the next AGM.
If the board does not call a meeting, you can call the meeting. The meeting must be held 45 days from when it was called, at the latest. You can request that the corporation reimburse reasonable expenses you incurred in calling the meeting.
At the meeting, owners discuss the issue. If the purpose of the meeting is to remove one or more directors, you will have the opportunity to vote. You will also have the opportunity to vote if the meeting involves a proposed rule. In other cases, the meeting primarily provides an opportunity for the owners to present their concerns to the board.
Each unit is entitled to one vote at the meeting. If the unit is owned by more than one person, the vote must represent the majority of the owners. If the owners are split, the vote won’t count.
Your right to vote may be suspended if you are more than 30 days late paying your common element fees.
If the meeting is called to remove a director, a majority of all owners must vote in favour of removal, either in person or by proxy.
If the owners vote to remove a director, the owners may elect any person qualified to be a member of the board to serve the remaining term of the director who has been removed, according to the condo corporation’s by-laws dealing with the election of directors.