Tag: arrears

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

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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

Download the  PDF document to make the bylaw searchable with your browser or to save it to your device. The other option is to expand it to read it.

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Having Trouble Paying Your Housing Charge?

If you are having trouble paying your housing charge due to a short term crisis, you may be able to get help to pay the money you owe and keep your housing.

The co-op has an emergency fund, administered by co-op staff. Ask in the office.

The City of Toronto and community agencies across the city operate a number of programs designed to help tenants threatened with eviction.

Don’t delay. If you owe money for rent, get assistance as soon as possible – don’t wait until the rental arrears have grown too large. And see the co-op management, consider downsizing, as well as try these resources.

Toronto Rent Bank

Residents may be eligible for an interest-free rental arrears or rental deposit loan if they:

  • Live in Toronto with legal status in Canada
  • Pay market rent for a rental unit covered by the Residential Tenancies Act (RTA)
  • Fall within the low-income household eligibility requirement
  • Are not currently in receipt of social assistance such as Ontario Works (OW) or Ontario Disability Support Program (ODSP) *
  • Can satisfy other Toronto Rent Bank Program requirements, as required
  • Loan repayments can be deferred for up to 12 months.

Please call 416-397-RENT (7368) for more information on how to apply. Operating hours are Monday to Friday, 8:30 a.m. to 4:30 p.m. Outside of operating hours, callers may leave a message and a representative will call back.

* Residents in receipt of social assistance should contact their Ontario Works or ODSP office as they may qualify for the Housing Stabilization Fund.

http://torontorentbank.ca/main.htm

Utilities – Energy Assistance Programs
http://www.nipost.org/energy-assistance-programs
For people having trouble paying for their electricity.
To find out about the Emergency Energy Fund, call: 416-924-2543  EXT. 223

Social Service Funds
There are a variety of funds available to help you meet needs. Check the website 211Toronto or telephone 211.

You should ask your OW or ODSP case-worker about these benefits and funds.

December 6 Fund
The YWCA December 6 Fund provides interest-free loans to women fleeing abuse. They help women establish themselves in safety. This website has a Cover Your Tracks link for privacy on the website.

https://www.ywcatoronto.org/ourprograms/supportservices/december6fundinterestfreeloans

Pay Direct
If you receive ODSB and find managing money a challenge, you can ask your worker about Pay Direct. This means that your housing charge would be paid to Woodsworth before you receive your payment.

Direct payments may be made to:
• Public or private landlord;
• Utility company; and/or
• Trust account pending the resolution of a landlord and tenant dispute.

Thank you to the pamphlet from Centre for Equality Rights in Accommodation (November 2010).

For more community resources, see our list of Neighbourhood Resources and the S4S Resources page.