Consequences of Failing to Provide Proper Meeting Notices
Condominium corporations must provide meeting notices within the required timeframes to ensure transparency and accountability. Failure to do so can result in:
Meetings being invalidated, requiring the corporation to reconvene with proper notice.
Owner complaints and disputes, leading to intervention by the Real Estate Council of Alberta (RECA).
Legal and financial penalties, including court-ordered corrective measures.
Delays in decision-making, which can impact budgeting, maintenance, and policy implementation.
The Condominium Property Regulation outlines the required notice periods and reporting obligations for condominium corporations.
Corrective Measures for Ensuring Compliance
To rectify notice errors and ensure compliance with the CPA, condominium managers should:
Confirm statutory notice periods before issuing notices.
Verify that delivery methods comply with CPA and Condominium Property Regulation requirements.
Maintain documentation of notice issuance (e.g., email confirmations, registered mail receipts).
Reissue notices and reschedule meetings if required to avoid legal challenges.
Minimum Notice Periods Under the CPA:
AGM Notices: Must be received at least 14 days before the meeting.
Financial Reports: Including financial statements and annual reserve fund report must be sent at least 14 days before the AGM.
Meeting Minutes: Must be provided within 60 days after an AGM.
Rule Changes: Must be communicated at least 30 days before implementation.
Compliance Checklist for Meeting & Reporting Requirements
Step 1: Prepare Notices
Ensure the notice includes date, time, location, and agenda.
Verify that notices contain voting procedures and quorum requirements.
Step 2: Deliver Notices
Confirm proper delivery methods (email, mail, posting, or personal delivery).
Track notice receipt and acknowledgment.
Step 3: Monitor Compliance
Cross-check notice delivery with statutory deadlines.
Maintain a record of all notices sent to prevent disputes.
Review corporation bylaws for additional notice requirements beyond CPA mandates.
