Illegal STR Bylaw Letter – Unit 904

Hi Vivian,

Please send the following bylaw letter the owner of unit 904:

___________

Dear Owner,

As Agent for the Owners of LMS1872 – Paris Place, we are writing on behalf of and at the direction of the Strata Council to advise that you are alleged to be in violation of the Strata Corporation’s Bylaws as follows:

It has come to the Strata Council’s attention that your unit is listed as a short-term rental on Airbnb. Here is a link to the active listing:

https://www.airbnb.ca/rooms/1167116643057422753

This action is in direct contravention of the Strata Corporation’s Bylaws regarding short-term rentals. As per the Bylaws:

Short Term Rentals

  1. A strata lot must not be used for short-term accommodation purposes, including, but not limited to, a bed-and-breakfast, lodging house, hotel, motel, home exchange, time share, temporary housing, corporate housing, vacation rental, or extended vacation rental, unless the following conditions are met:

    a. The resident has signed a written acknowledgment to the strata corporation, certifying that the resident will remain solely responsible for compliance with any applicable municipal or provincial laws related to short-term rentals and indemnifying the strata corporation from any related actions or expenses.

    b. The resident complies with rules related to short-term rentals as may be made by the strata corporation from time to time.

    c. Where the resident is a tenant, the resident has obtained written permission from the owner to conduct such short-term rentals and has provided proof of the same to the strata corporation.

    d. All owners providing short-term rentals shall obtain a City of Vancouver license to operate the short-term rental, provide a copy to the Strata within 15 days of obtaining the license annually, and display a copy of the license clearly within the strata lot.

    e. Visitors occupying short-term rental units must have government ID on their Airbnb profile and agree to no pets, no parties or events.

As per Section 135 of the Strata Property Act, please be informed that the Strata Corporation may impose a fine of up to $200.00 for each Bylaw contravention. Fines may be applied every 7 days until the bylaw is complied with or a daily fine may be applied.

Please respond to this notice by contacting your Strata Manager at vivian.yang@fsresidential.com within 14 days to discuss this matter, provide your comments, or request a hearing at the next Strata Council meeting. Failure to respond or to cease the bylaw violation may result in fines being repeatedly applied to your account and further action taken by the Strata Council.

We appreciate your prompt attention to this matter to ensure compliance with the Strata Corporation’s Bylaws.

Sincerely,

STR Authorization Letter – 3202

Hi Vivian,

Please send the following letter to the tenant of 3202

________________

 

Dear Tenant,

We are writing to inform you that your request for Short-Term Rental (STR) authorization at unit #3202 has been denied.

Our decision is based on the following:

  1. Updated Form-K and Airbnb Listings: The recent Form-K lists both you and a subtenant, while the previous Form-K from 2023 listed different subtenants. Additionally, you have three active Airbnb listings indicating the entire unit is available for 30-day minimum rentals. These discrepancies raise concerns regarding the use of the unit as your primary residence and were not disclosed in your request form.

  2. Residency Observations: Our staff has not observed your presence in the unit, only the subtenant, questioning if the unit is your principal residence.

  3. Previous Violations: You have a history of operating an illegal short-term rental and received bylaw letters in 2022.

Due to the above reasons, we cannot authorize your request to operate a short-term rental.

Sincerely,

 

Bylaw letter – unit 1003 (rental business)

Hi Vivian,

Please send the following letter to unit 1003:

______________________

Dear Owner,

This letter is to inform you of a bylaw infraction involving the use of your unit. It has come to our attention that the tenant in your unit is running a rental business, which is in violation of our Bylaw Division 7, Section 1: “Use of strata lot as a single family dwelling – A strata lot shall only be used as a private dwelling home.”

Action Required:

  • Cease all rental business activities immediately.
  • Ensure that the unit is used solely as a private dwelling home.

Potential Consequences:

  • A fine of $200 for each bylaw violation.
  • Additional fines every 7 days if the violation continues.
  • Possible legal proceedings if the matter is not resolved.

Opportunity to Respond:

You have 14 days to respond in writing or request a hearing. Contact the Strata Manager at vivian.yang@fsresidential.com.

We appreciate your cooperation in maintaining our community standards.

Sincerely,

Bylaw letter – Unit 1003

Hi Vivian,

Please send the following letter to unit 1003 (owner and tenant):

___________________

Dear Owner,

This letter is to inform you of a bylaw infraction involving unapproved renovations in your unit. A new room has been added in the living room area without prior approval from the Strata Corporation, violating Bylaw Division 1, Section 5 (1)(a) and 5 (3).

Action Required:

  • Restore the unit to its original layout.
  • Once completed, schedule an inspection with the Building Manager.

Potential Consequences:

  • A fine of $200 every 7 days until the unit is restored.
  • Possible legal proceedings if the matter is not resolved.

Opportunity to Respond:

You have 14 days to respond in writing or request a hearing. Contact the Strata Manager at vivian.yang@fsresidential.com.

We appreciate your cooperation in maintaining our community standards.

Sincerely,

 

1003 – Missing Form K

Hi Vivian,

Please send the following letter to unit 1003

______

Dear Owner,

This letter serves as a formal notice regarding your non-compliance with Section 146 of the Strata Property Act and our Strata Bylaw 38(2), related to the leasing of Unit 1003.

It has been brought to our attention that Unit 1003 has been occupied by tenants without submitting the required Form K. This is a mandatory procedure for all landlords renting out their units, as it ensures all tenants are aware of their responsibilities and helps maintain our community’s standards.

We request that you submit the completed Form K for your tenants in Unit 1003 to the Strata Council within 14 days from the date of this letter. Failure to comply may lead to further action, including penalties as outlined in our strata bylaws.

Your cooperation in this matter is essential for the smooth functioning of our community.

For any assistance or queries, please contact the strata manager: 

Vivian.Yang@fsresidential.com

Thank you for your prompt attention to this issue.

Sincerely,

Strata Management 

Bylaw Letter – 1604

Hi Vivian

Please send the following bylaw letter to the owner of 1604:

___

Dear Owner,

This letter is to inform you of a bylaw infraction that occurred on May 4, 2024, involving unauthorized entry tactics by guests claiming to be renting your unit (Unit 1604) through Airbnb. The incident was noted at 1212 hrs when security intercepted two individuals without proper access attempting to follow another resident into the building—a practice known as “tailgating” which is prohibited under our Bylaw #41, sections (3) and (4).

Action Required:

  • Cease Instructions Promoting Unauthorized Access: Ensure all guests use proper entry methods as per building policy.

Potential Consequences:

  • Up to $200 for each bylaw violation.

Opportunity to Respond: As per Section 135 of the Strata Property Act, you are provided with an opportunity to answer the complaint in writing and/or request a hearing at a Strata Council meeting. The Strata Council must receive your response or hearing request within 14 days from the date of this letter, failing which the Council may decide to apply a fine against your account or take further action. If you choose to respond, please contact your Strata Manager at vivian.yang@fsresidential.com.

We expect your cooperation to uphold the security standards of our community.

Thank you for your prompt attention to this serious matter.

Sincerely,

Strata Management

 

 

Bylaw letters for SL 123, 138, 70, and 31

Hi Vivian,

Please send the following letter to SL 123, 138, 70, and 31

____

Dear [Owner’s Name],

Subject: Unauthorized Short-Term Rental Activity Notice 

We have identified unauthorized short-term rental (STR) activity at your unit, which violates our community bylaws and licensing requirements.

Immediate Action Required: Cease all STR activities immediately. Continued violation will result in restricted access to building amenities.

Opportunity to Respond: As per Section 135 of the Strata Property Act, you are provided with an opportunity to answer the complaint in writing and/or request a hearing, which is defined as an opportunity to be heard at a Strata Council meeting. Strata Council should receive your response or hearing request within 14 days of the date of this letter or Strata Council may decide to restricted access to building amenities. If you choose to respond, please contact your Strata Manager vivian.yang@fsresidential.com.

Thank you for your cooperation.

Sincerely,

Strata Council 

Unit 311 – Denial of Short-Term Rental Authorization

Hi Viviam,

Please send the owner of unit 311 the following letter:

_____

Subject: Denial of Short-Term Rental Authorization

Dear Owner,

We regret to inform you that your request for authorization to conduct short-term rentals in unit 311 has been denied. This decision is based on the following:

  1. Limited Presence: Reports from our building staff and neighbors indicate infrequent presence in the building, raising concerns about the use of the unit as your primary residence.
  2. Past Unauthorized Use: Historical issues of non-compliance shortly after purchase impact trust and adherence to our community standards.
  3. Inaccurate Information: Discrepancies were noted in your various applications regarding your residency status.

If you disagree with this decision, you are entitled to request a hearing with the Strata Council. Please submit your request in writing.

This decision was made to uphold the safety and integrity of our community. Thank you for your understanding.

Sincerely,

Strata Council

Strata Council Meeting Minutes

Hi Vivian,

See below the council meeting minutes.

____

Date: 1 May 2024

Location: Amenity Room

Time: 6:30 – 7:30

Attendees: Roy, Ryan C., Rita, Flavia, Jasmine

1. Hearing for SL 131

The council held a hearing concerning SL 131. Following a discussion, it was decided to retract the permission previously granted, in response to a new complaint submitted by the building manager on April 4, 2024.

2. Discussion on Heat Pump Installation Rules

The council considered the creation of rules for heat pump installations. It was agreed to defer any decision until the electrical planning report is received.

3. Illegal Activities in SL 123, 138, 70, and 31

The council addressed illegal activities associated with SL 123, 138, 70, and 31. A motion was passed to issue warning letters to these units, notifying them of restricted access to amenities until the cessation of illegal activities.

4. Enforcement Actions for SL 82

Council approved a recurring fine imposed every 7 days on SL 82 due to ongoing illegal short-term rental activities.

5. STR Authorization for SL 134

The council decided to deny the STR Authorization request from SL 134.

6. Discussion on Poly-B Plumbing Replacement Project

The council discussed the planning phase of the Poly-B plumbing replacement project.