Monday, October 1, 2012
Alternative dispute resolution for BC stratas
Resolving strata disputes will soon become faster, more accessible and more affordable thanks to recent provincial legislation.
Bill 44: The Civil Resolution Tribunal Act, which passed in 2012, creates an independent body, the Civil Resolution Tribunal, which will provide dispute resolution tools as an alternative to going to court. The tribunal is expected to be operational by 2014.
This is welcome news for the Real Estate Board of Greater Vancouver, which together with BC Real Estate Association (BCREA) had, for many years, voiced concerns about strata property legislation.
BCREA advocated for this change and in 2011 reiterated the industry’s position during the province’s 2011 consultation process on strata dispute resolution.
Who can access tribunal services?
Strata corporations, strata owners and tenants will be able to access tribunal services.
The tribunal will have the authority to handle strata disputes between strata property owners and strata corporations, including:
• non-payment of monthly strata fees or fines;
The tribunal will not decide matters that affect land, including:
• ordering the sale of a strata lot;
These matters will continue to be heard in the BC Supreme Court, as will other matters, including:
• the appointment of an administrator to run the strata corporation;
How will tribunal services be accessed?
The tribunal services will be available online 24/7. Assistance will also be offered by phone, mail or even in person. Disputes are expected to be resolved within 60 days, compared to 12 to 18 months for the court process.
The tribunal will have five stages
Stage 1 - Self-Help
Information and tools will be available online 24/7 to help parties resolve disputes.
Stage 2 - Online Party-to-Party Negotiations
If Stage 1 fails, parties can go through a guided negotiation monitored by tribunal staff.
Stage 3 - Facilitated Settlement
Where an agreement is still not reached, parties can pay applicable fees and request active facilitation by the tribunal involving mediation or other dispute resolution processes. All parties must consent.
Stage 4 - Case Management Preparation
A case manager will facilitate mediation and explore options for settlement.
Stage 5 - Adjudication
Any dispute not settled by agreement will be heard by an adjudicator with the authority to decide the outcome and make binding decisions.
Fees for tribunal resolution of a dispute have not been finalized.
Information on strata property and the tribunal available at: www.housing.gov.bc.ca/strata
Monday, May 28, 2012
New legislation will open doors to development on First Nations lands
Investors and developers planning to do business on reserve land will find it easier thanks to new provincial legislations. Bill 43, the First Nations Commercial and Industrial Development Act (FNCIDA) Implementation Act, introduced in the BC Legislature on May 3, 2012, will create certainty for business by enabling provincial laws and regulations to apply to major commercial, industrial and residential projects on First Nations lands.
Currently, provincial laws and regulations don’t apply to reserve lands. First Nations lands are under the jurisdiction of federal government and only the federal government has the authority to make laws for “Indians, and Lands reserved for the Indians,” as set out in the Constitution Act 1867, s 91(24) and under the Indian Act. One notable exception is the Tsawwassen First Nation (TFN). Its landmark 2008 Tsawwassen treaty with the federal and provincial governments gave the TFN self-governing powers similar to those of a municipality and land I fee simple, which it can lease.
Of the province’s 198 First Nations, 116 have expressly stated they want the same rights as the TFN by participating in the BC Treaty Commission’s treaty negotiation process. However, progress has been slow, often taking years. During this time, business opportunities are being lost – and their accompanying economic and social benefits including jobs and tax revenue.
Bill 43 holds the potential to speed and simplify business activity by creating a level regulatory playing field so that developments on reserve lands are subject to the same provincial regulations that apply to off reserve developments. This will lead to certainty for business, residents and neighbouring local governments. The impetus for the new legislation came from request from two First Nations involved in two projects.
Bill 43 will operate at the request of First Nation and will also be project-specific. For example, a First Nation planning a mixed-use development alongside a stream can ask the federal and the provincial governments to produce project-specific regulations, which the province will have the authority to monitor and enforce.
Regulations could span everything from the building code to environmental issues to a land title system and a title assurance fund compatible with the BC land title system.
Bill 43 will work with two pieces of federal legislation:
Currently First Nations land interests are registered under the federal Indian Lands Registry System which contains three separate deeds-based systems:
None of these systems is as secure as the Torrens-based land registration system used in BC.
The Squamish First Nation has made this request. A new land title system will be created for residents of the proposed Squamish project, who will be able to register leases with the provincial LTSA on behalf of the federal government.
Article from RealtorLink, May 18 2012, Volume 13, Number 10
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