Category: By-Laws & Policies

Woodsworth bylaws and policies and the Province of Ontario legislation and regulations that govern us. City of Toronto by-laws.

Bylaw Committee Policy

Approved by the Board of Directors, January 2024.

Bylaw Committee Role

The Bylaw Committee has two functions:
– develop bylaws and policies
– member education about co-op bylaws and policies

Developing bylaws and policies

The Bylaw Committee, on behalf of the Board of Directors, ensures that the co-operative has workable and up-to-date bylaws and policies for managing the co-operative.

The Board of Directors can request that the committee develop or revise a document. This may be due to government legislative changes, Co-operative Housing Association recommendations or a gap in Woodsworth’s framework that requires the development of a bylaw or policy.

The Bylaw Committee may propose to the Board that they develop, create or update a bylaw or policy.  Legal authority to make decisions on behalf of the co-op corporation rests with the board of directors.

Either the Board must give the committee the parameters for developing the document or the Bylaw Committee must report back to the Board with a plan or scope in a timely manner.

Bylaws may be reviewed by a lawyer before approval being brought to a general members’ meeting (GMM).

Bylaws approved by the Board must be confirmed by 2/3 of votes cast by members at a general members’ meeting. Policies need a simple majority of votes. Normally, the Bylaw Committee presents the bylaw or policy to the members’ meeting.

Member education

The committee participates in member education through the co-op newsletter, website, forums and other means.

The Bylaw Committee can act as an advisor on bylaw interpretation to the Board of Directors, committees, members and Management. However this advice does not take the place of legal consultation by the Board when appropriate.

Committee Membership

The general membership can request to join the committee. The Board can assign a member or members to join the Bylaw Committee if they wish. This may be due to specialized knowledge or any other reason.

The committee will select a chairperson and a secretary. The committee may set and delegate other roles as required. The chairperson will be responsible for overall coordination of the committee, for convening meetings whenever necessary, for chairing meetings and for reporting to the Board of Directors. The Chair should share reports with the committee before submitting them. The committee must report the makeup  of the committee to the Board of Directors.

The committee will not have the ability to spend any money, authorize any expense, enter into any contract or commit the co-op to anything.  However the committee can submit a budget request for the operating budget subject to bylaws and the approval of the Board of Directors.

Committee members are responsible for attending all meetings or if unavailable, to give notice of absence, for being punctual, for performing an equal share of assigned tasks, and for contributing to decision-making. If a member misses three (3) consecutive meetings, without giving prior notification or having suitable justification, their position on the committee will be reviewed with sufficient notice to all committee members and they may be asked to resign.

All committee members would be notified of the review with at least ten (10) days notice. The vote will happen without the presence of the committee member under review. The Board will be notified if a recommendation of removal is approved by a simple majority vote. (A simple majority is more than half of the votes cast, rounding up if necessary. Abstentions and spoiled ballots are not considered votes cast.)

The quorum for committee meetings will be 50% of committee members. (i.e. of seven members, four are required, including the chair.) If requested by a committee member, the rules of order in the Organizational Bylaw will be followed.

Confidentiality, privacy and conflict of interest

This committee is not normally privy to confidential information. However, the committee members are bound by the articles of the Organizational Bylaw for confidentiality and conflict of interest.

The Bylaw Committee must report to the Board of Directors at least annually or as requested.

Approved by the Board of Directors:    January 9, 2024

Approved by the members:

Making Woodsworth Accessible: policy

Policy on Making Woodsworth Accessible
Approved by the Board of Directors in 2020 to replace the S4S policy approved at the GMM on November 20, 2006

The Policy on Making Woodsworth Accessible addresses ways that the co-op can be made more accessible to all members, staff, other residents and visitors.

1. The accessible one bedroom apartments 306, 307, and 310 will continue to be allocated to people with mobility impairments.
These units are adapted for the use of a person using a wheelchair, although they do not meet current standards defined in the National Building Code or the Ontario Building Code.

Priority will be given to residents. If no current members or individuals on the external waiting list qualify for these units Woodsworth Management and the Membership Committee shall liaise with community agencies to fill the unit as quickly as possible.

2. Expenditures on common areas accessibility upgrades will be referred to the Board or membership. All future renovations and upgrades to common areas should incorporate Universal Design standards when possible. New barriers should not be created when building new facilities or renovating old ones. This can help offset possible future costs of accommodation requests.1

3. At any member’s written request, the Co-op will install minor safety and accessibility enhancements in any townhouse or medium-rise apartment. These minor assists or safety features shall include, but not be limited to, installation of bathroom safety grab bars, replacement of standard door handles with lever handles.

4. All safety and accessibility changes to a unit are permanent. Members will not be expected to return the unit to its original condition when they move out, nor will the Co-op agree to restore the unit to its previous state for subsequent residents.

1   OHRC handbook “Human Rights and The Duty to Accommodate”: “Housing providers…should use the principles of universal design when they are developing and constructing the physical features of housing, and when they are designing housing policies, programs, and procedures. New barriers should never be created when building new facilities or when renovating old ones. Instead, design plans should incorporate current accessibility standards such as the Canadian Standards Association’s Barrier-Free Design and the Principles of Universal Design.”

Occupancy Bylaw #82: about the rights and obligations of the co-op and members

First, the table of contents and the corresponding page number. The page numbers are not clickable.
Scroll down for a PDF document with the whole bylaw. The page numbers in the PDF table of contents are clickable and jump you to the right page.

A BY-LAW ABOUT THE RIGHTS AND OBLIGATIONS OF THE CO-OP AND THE MEMBERS, OCCUPANCY BY-LAW #82

Table of Contents only. To read the bylaw, see the attached PDF:

1 About This By-Law  …..  Page 7
1.1. Introduction …..  Page 7
1.2. Priority of this By-law  …….  Page 7
1.3. Repeals   …..  Page 7
1.4. Laws about Occupancy ….. Page 8
1.5. Occupancy Agreement ….. Page 8
1.6. Special Meanings  ……  Page  9
(including business day, definition of housing charges, eviction and year)
1.7. Summary of Time Requirements  …… Page 11

2. Members’ Rights    …… Page 11
2.1. Use of a Unit and the Co-op’s Facilities  …. Page 11

3. Members’ Contributions …..  Page 11
3.1. Housing Charges  ……  Page 11
3.2. Member Involvement    ……. Page.12
3.3. Payment of Housing Charges  ……. Page 12
3.4. Other Charges    …. Page 13
3.5. Last Month’s Housing Charge Deposit and Maintenance Deposit  ….. Page 13
3.6. Housing Charges Are Per-Unit   ….. Page 14
3.7. Housing Charge Subsidy   …… Page.14

4. Setting Housing Charges   …. Page 15
4.1. The Members Set the Full Monthly Housing Charges …… Page 15
4.2. Annual Budgets     .. Page 15
4.3. Notice of Proposed Budget    … Page 16
4.4. Changes in Housing Charges    …. Page 16
4.5. Mid-year Change in Housing Charges   … Page..16

5.    Members’ Units   …..  Page 17
5.1. Maintenance and Repair   ….. Page…17
5.2. Privacy     ……. Page 18
5.3. Damage by Fire, etc.    ……… Page….19
5.4. Members’ Insurance    ……… Page…..19

6. Use of Units     …… Page 20
6.1. Residences    ….. Page 20
6.2. Principal Residence  ….. Page   20
6.3. Related Uses   … .. Page 20
6.4. No Transfer of Membership or Occupancy Rights  … Page 21
6.5. No Profit from Unit  ….  Page 21
6.6. Co-op’s Insurance   …. . Page..21

7.    Behaviour    …….. Page 21
7.1. Prohibited Conduct …..  Page  21
7.2. Human Rights    …… Page 22
7.3. Violence    ……… Page 22
7.4. Domestic Violence   …. Page  22
7.5. Return of Member …… Page .22
7.6. Explanations     …… Page 23
7.7. Calling Police and Other Authorities   … Page 23
7.8. Acts of Others    … Page 23

8. Members’ Households and Guests ……Page  23
8.1. Basic Requirements  ….. Page 23
8.2. Addition of a Member    …… Page 24
8.3. Turning Sixteen (16)    ………. Page 24
8.4. Long-term Guests   …. . Page 24
8.5. Casual Guests     ….. Page 25
8.6. Sub-Occupancy and Absence from Unit  ……. Page 25
8.7  Evicted Persons    ……. Page 26

9. Household Size     …. Page 26
9.1. Purpose of Household Size Requirements   …… Page 26
9.2. When Household Size Rules Apply   …… Page 26
9.3. Occupancy standards   ………  Page 27
9.4. Not Meeting Minimum House Page hold Size  …….. Page 27
9.5. Reporting Change in Household Size   …… Page 28
9.6. Subsidized Households    ….. Page 28

10. How Members Withdraw from the Co-op   …. Page 28
10.1. Membership and Occupancy are Linked  ……. Page 28
10.2. Ending Membership and Occupancy   ….. Page 28
10.3. Part of Household Ends Membership and Occupancy …. Page 29
10.4. Death of a Member   ……. Page 30
10.5. Vacant or Abandoned Unit    …… Page 31

11. Dealing with Arrears    ……. Page…..31
11.1. Eviction     ……. Page 31
11.2. Non-Payment and Late Payment  ……… Page 31
11.3. Replacement Payment    ……. Page  32
11.4. Late Payment and Failed Payment Charges  ….. Page 33
11.5. Directors in Arrears   …… Page  33
11.6. Arrears Payment Agreements  …. Page 34
11.7 Notice to Appear for Arrears or Persistent Late Payment ……. Page 35

12. Dealing with Problems   ….. . Page  35
12.1. Eviction     ……. Page 35
12.2. Notice to Appear  …….. Page  35
12.3. Deciding to Give a Notice to Appear   …. Page 36
12.4. Limits of Action by Co-op  …..  Page  36

13     Eviction Procedures     …. Page 36
13.1. Board Meeting on Notice to Appear   …… Page 36

14. Alternatives When Dealing with Problems  …. Page 37
14.1. Alternatives to Eviction   …. Page 37
14.2. Conditional Eviction Decisions  ….. Page 38
14.3. Performance Agreements    …. Page 38
14.4. Information to Others    …… Page 38
14.5. Non-Performance by Member   ….. Page 38
14.6. Authorization of Performance Agreements …… Page 39

15. Appeals to Membership  ……   Page 39
15.1. When a Member Cannot Appeal   ……… Page 39
15.2. How to Appeal    …. Page 40
15.3. Appeal Information ….. Page   40
15.4. Procedure for Appeals at Members’ meetings …… Page 41

16. Legal Action  …  Page 42
16.1. Enforcing Eviction Decisions  … Page 42
16.2. Membership Rights on Eviction  …  Page 42
16.3. Interest   …..  Page 43
16.4. Rights Not Cancelled    …… Page 43
16.5. Co-op Costs     …. Page 44

17. Miscellaneous     ……… Page 44
17.1. Personal Information to Membership  …. Page  44
17.2. Legal Actions by Members   … . Page  44
17.3. External Complaints   ….. Page 45
17.4. Co-op Employees   ….  Page 45
17.5. Non-Member Units ….  Page 46
17.6. Non-Members in a Member Unit   …. Page 46
17.7. Proof  ….   Page 46
17.8. Serving Documents  ….. Page  46
17.9. Signing Schedules for Co-op  …. Page 47
17.10.Minor Errors, Omissions or Irregularities  . .. Page.47
17.11.Starting Date for this By-law …  Page 47

Schedules and Attachments   ………… Page..48
Schedule A: Occupancy Agreement ….   Page.49
Appendix A: Member Charges    ….. Page 51
Appendix B: Household Members   … Page 53
Appendix C: Housing Charge Subsidy Terms and Agreement … Page 55
Appendix D: Special Needs Unit Terms  …….. Page 59
Schedule B: Long-term Guest Agreement   …Page 62
Schedule C: Sub-Occupancy Agreement  …… Page  64
Schedule D: Notice to Appear for Arrears   …. Page  67
Schedule E: Notice to Appear   …… Page 68
Schedule F: Board of Directors’ Eviction Decision for Arrears …..Page  70
Schedule G: Board of Directors’ Eviction Decision  …….. Page .71
Schedule H: Notice of Eviction Decision for Arrears ….. Page  72
Schedule I: Notice of Eviction Decision  ……. Page. 73
Schedule J: Performance Agreement Arrears   …….. Page  74
Schedule K: Performance Agreement   …. Page 76
Attachment A: Summary of Time Requirements and Examples ….. Page 78

This related policy about Article 12 Dealing with Problems has been Approved by the Board of Directors:

Guideline for prohibited conduct Aug 2020

 

The full text of the Occupancy Bylaw #82

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