The Canadian Union of Postal Workers began a strike on November 15, 2024. How does a Canada Post strike affect strata corporations in BC?
It is essential to understand that a postal strike does not exempt strata corporations from notice requirements or deadlines for holding an AGM. Strata corporations must maintain lawful operations during postal service disruptions. Here are some practical strategies to comply with legislation and avoid negative outcomes at the Civil Resolution Tribunal:
Resident Owners:
Notices can be delivered to owners residing in their strata lot (who have not provided an address outside the strata plan) through several methods.
For those who have provided an email address, notices can be emailed and are considered delivered four days after sending.
For resident owners without an email address, deliver a copy of the notice by slipping it under their door, placing it through a mail slot or in a mailbox used by the owner, or handing it to an adult occupant of the strata lot. Council volunteers must ensure timely completion of this task. The notice is deemed delivered four days after delivery.
If the owner is present, handing the notice directly is an option, with delivery considered immediate. For owners who have provided a fax number, notices can be faxed, with delivery considered immediate, similar to direct hand delivery.
Non-Resident Owners:
Notices can be given to owners with an external address either by mailing or direct delivery. Notice is considered delivered on the day it is handed to the person or four days after mailing. It is crucial to note that the Court has previously ruled that mail does not include registered mail or other non-standard delivery systems. Therefore, notices sent by alternative mail-like methods will not comply.
Supplementary notices:
If mail is the only viable method of giving official notice to an owner, strata corporations should continue to deliver notice as usual. But giving supplementary notice will help maintain owner participation and communication.
The following are a few options of supplementary notices that may be given in addition to at least one permitted method:
Posting the notice in a visible location on common property can inform owners about the meeting details and how to obtain a copy of the notice package.
Email notices to resident owners who have an email on file but have not given their email address for receiving notices. This may be a good time to remind owners to give permission for the strata corporation to give notice by email.
Email notices to non-resident owners (owners who have given an address outside the strata plan). Just because the notice is not official, doesn’t mean these owners should be excluded from this efficient form of communication.
If an owner has provided an address outside the strata plan and no email is available, consider calling them to inform them that a notice has been issued. Offer them the option to pick up a copy of the notice or provide an email address for delivery, whether directly to the owner or through a friend or family member.
Deliver notices by courier or other mail-like means. Remember this must supplement regular mail to ensure proper notice delivery. For owners who officially receive notices only by mail or in person, continue sending notices as usual.