Member Directory Bylaw #73

WOODSWORTH HOUSING CO-OPERATIVE, INC.

MEMBER DIRECTORY BY-LAW (No. 73)

Enacted at the May 28, 2013 GMM.
Replacing By-Law 61 which was repealed on Sept 23, 2013. 

(A By-Law relating generally to the publication of an annual directory of
the Woodsworth Housing Co-operative Incorporated.)

1.00  PREAMBLE

1.01  General
1.01.1  Members of the co–operative may produce a directory (hereinafter known as the “Directory”) on behalf of the co–operative by following this by–law.

 2.00  PURPOSE

2.01  Provision of Information for Members
Woodsworth Housing Co-operative Incorporated (the “Co-op”) is an intentional community founded pursuant to the Co-operative Corporations Act, R.S.O. 1990, C. c. 35 (the “Act”), as amended from time to time. As such, it relies upon a current directory of its residents to encourage that essential co-operative community spirit and facilitate democratic functioning. The purpose of the directory is to provide co-op members information which includes the following:

2.01.1  Directory Information
(a) Name of the members of the co-operative;
(b) Unit numbers of the co-operative;
(c) Name and telephone number of the members of the current board of directors, committee chairs and other members holding recognized positions within the Co-op;
(d) Name, address and telephone number of the current property management firm;
(e) Telephone number of the residents of the co-operative; and
(f) Such other general and helpful information, for example, email addresses of the residents of the co-operative, a map of the co-operative, emergency and other useful contact numbers, etc.

3.00  ORGANIZATION

3.01 Elected Chair
3.01.01  There shall be one chair who shall be elected at a general meeting of the members of the co-operative (“GMM”).

3.02  Duties of Chair
3.02.01  The chair is primarily responsible for convening and conducting meetings, creating the agenda, reaching consensus on content and layout of the directory, and for ensuring that there is a team for the production of the directory.

3.03  Directory Committee
3.03.1  There shall be a directory committee consisting of volunteers who must be members of the co–operative. No administrative staff member or any non-member shall be on the committee.

3.03.2  Duties of Committee Members
3.03.3  Committee members are tasked with following duties, namely;
attending committee meetings, collecting data, typing, editing, layout, printing, collating, distribution; and such other duties as may seem meet for the propitious and timely production of the directory.

4.00  ACCOUNTABILITY

4.01  Primary Authority
4.01.1  The co-op is a provincial corporation pursuant to the Act supra; AND as such, Woodsworth Housing Co–operative Incorporation is the de facto proprietor and publisher of the directory.

4.02  Publication Date
4.02.1  The directory committee chair is responsible for the directory’s publication date, as early as possible after the annual general meeting (“AGM”).

4.03  Removal of Chair
4.03.1  The committee may request that the chair resign or may recommend to the board of directors that a chair be removed.

5.00  CONTENT

5.01  Collection of Information
5.01.1  Annually, the directory committee shall notify co-op residents through the weekly newsletter of its intention to publish the directory, and subsequently shall issue a prescribed form in order that members may record any changes to their directory information from the previous year. This may include additions, such as, new telephone numbers, email addresses; or conversions in respect of unit occupancy; and

(a) Failing to receive any change or changes of information from individual units, subject to section 5.02.1, the directory committee will proceed using as source material that which was provided in the previous year;

(b) The secretary or designate shall transmit the composition of the newly elected board of directors to the directory committee chair with information, such as, their duties and committee liaison appointments; and

(c) Each committee chair or designate shall compile a list of active individual members of their respective committees in a timely fashion, and transmit such list expressly in writing to the directory chair for publication in said directory; and

(d) It is clearly understood that certain committees become inactive or dormant from time to time due to a variety of reasons. Such inactive committees that remain silent will be considered dormant, and the secretary shall be notified by the directory chair that these committees will not appear in the current year's directory.

5.02  Verification of Content
5.02.1
 The chair shall submit the directory list, prior to its publication, to the co-operative’s agent or registrar in order to confirm verify and validate the match between each member and his or her occupied unit and vice versa.

5.03  Unlisted Telephone Numbers
5.03.1  A member may apply in writing to the directory committee to have his or her telephone number or numbers excluded from the directory.

5.04  Inclusion of Residents
5.04.1
 Members with the agreement of the long-term guest may include the name, telephone number and email of residents in their units; including long-term guests and children over the age of sixteen.

5.05  Confidentiality of Content
5.05.1
 The directory list is strictly for internal co-operative use only, and is not to be shared with any non-resident or any outside group, entity or entities (R.S.O. 1990, c. 35, ss. 120, 121).

5.05.2  Trafficking in Lists
5.05.3  
Trafficking in such lists is stringently prohibited by the Act, and each member has a responsibility to maintain the privacy of such information.

5.05.4  Neither the co-operative nor its agents assume any liability whatsoever in respect of a member’s or members’ information falling into third party hands.

5.06  Currency of Published Directory
5.06.1
 The directory committee will publish any changes to the directory pursuant to this by-law in the Co-op’s newsletter in order that members may update the information in their directories from time to time.

Wall Covering & Paint Policy

WOODSWORTH HOUSING CO-OPERATIVE, INC.

WALLCOVERING POLICY

Tabled at the GMM on September 22, 1992.
Approved at the GMM on February 9, 1993. (
Form updated on March 24, 2003)

See Maintenance By-law Section C, Unit Maintenance, 1. Painting and Wallpapering.

The underlying principle, agreed to at a General Meeting July 3, 1990, is that stripping of wallpaper and repainting of walls is the responsibility of the incoming member.

However, this only applies if the outgoing member has followed these rules:

WALLPAPER POLICY

1. Wallpaper must be dry-strippable.

2. Members must be aware that even dry-strippable paper leaves a paper residue on the walls when stripped.

3. The Co-op will pay the cost of rental of a wall-paper stripper for incoming members who wish to remove wall-paper.

4. Incoming members who are physically unable to do the work may be given assistance by the Co op.

5. The cost of “down time” to allow a member to strip wallpaper prior to moving in will be borne by the member moving in.

PAINT POLICY

6. Only surfaces previously painted may be painted. (Do not paint smoke detectors, electric baseboard heaters, etc.)

7. Paint must be washable.

8. Members are responsible for painting their own units. The Co-op will cover the cost of sufficient paint to repaint the whole unit once every five years. This allowance may be claimed in installments, if the whole unit is not painted at one time.

9. A member will not generally be reimbursed for the cost of paint purchased individually.

10. Where a member is physically unable to carry out the painting, the Co-op may provide assistance.

11. Paint will be allocated to paint the whole unit every three years except in the case of Move-ins. Generally, members who are moving into a new unit will be allowed to order paint for that unit, regardless of whether that unit has received its quota, or whether the member had drawn the full allotment for the previous unit.

12. To compensate members for painting their own units the Co-op provides a range of approximately 300 colours, instead of 1 or 2. Members must order colours within the colour range if the Co-op is paying for the paint. We discourage painting with deeper toned colours, which subsequently are more difficult to cover.

13. It is possible to order oil-based paint for painting trim.

14. White ceiling paint is available as an additional allotment every three years, on a scale based on the size of the unit.

15. Basement stairs and floors: sufficient and proper paint is available on demand, although colour choice is limited.

16. At Move-in, primer paint will be made available to cover dark colours.

17. Members are responsible for the cost of cleaning paint from floors, walls, carpet or any other places it should not be.

18. See the Woodsworth Members Handbook for painting and wallpapering tips.

OTHER WALLCOVERINGS

Members who wish to do anything to their walls other than paint or wallpaper, must apply to the Maintenance Committee for permission. Normally, anything stuck permanently to the wall, such as panelling, mirrored tile, or ceramic tile, would be considered a permanent renovation and if approved, become the property of the Co-op.

WOODSWORTH HOUSING CO-OPERATIVE

PAINT ORDERING PROCEDURE

(Minor changes to the following procedure will not require membership approval, but must be published in the Weekly.)

1. Records will be kept for each unit, including a break down of rooms per unit, quantity of paint estimated per room, date and colour paint was distributed per room.

2. The allocation of paint is determined by a formula based on size of unit. Members may claim their paint allowance in installments, if the member wishes to paint less than the whole unit at one time.

3. The paint supplied will be middle-of-the-line Eggshell Latex, unless the member requests otherwise, for all rooms except as outlined in paragraph 4.

4. Members may order alkyd (oil-based) or Latex paint for kitchens and trim. If nothing is specified, semi-gloss will be supplied. Alkyd paint will be supplied for bathrooms.

5. Paint for trim, ceilings, and basement stairs and floors may be ordered as per the Painting Policy, clauses 8, 9 and 10.

6. Members must come in to the office to either choose their paint, or sign out a book of paint chips. When ordering paint, the member must fill out a Paint Order Form (see attached). The paint chip books must be signed back into the office before paint will be ordered.

7. Paint will be ordered, once a week on (Tuesdays). Members must have their order in no later than 5:00 P.M. on Monday. Any orders received after 5:00 P.M. on Monday will not be processed until the following Tuesday. Members may call the office, from Wednesday on, to arrange pick up of their paint. Other arrangements may be made for members physically unable to pick up their paint. This may be discussed with the Paint Co-ordinator.

8. Members must order colours within the colour range, if the Co-op is paying for the paint. The member may select from those colours whose first number is (EXAMPLE: 99YR 83/059).

9. The member may make his/her own arrangements with the Paint store for better quality or a greater quantity of paint, at his/her own expense. You must discuss this with the office staff.

10. No other arrangements will be made for reimbursement of cost of paint, except under exceptionable circumstances. (For example: No reimbursement for paint bought at any other store

WOODSWORTH HOUSING CO-OPERATIVE

PAINT ORDERING INFORMATION AND ORDERING FORM

Please read these instructions before you select or order your paint.

Your bathroom MUST be repainted in an oil-based paint.

Unless you specify otherwise, oil-based semi-gloss will be supplied for your kitchen and trim paint.

All other walls should be repainted in Latex (eggshell supplied unless specified otherwise).

All paints on the colour chips are numbered; you may select only from the chips that are in the first three rows.

PAINT ORDER FORM

*Once paints are mixed, they cannot be returned to the supplier.*

Date Ordered:

Unit: # Name:

Halls: # Kitchen: # Bathroom: #

Living room: # ______________ Dining room: # ______________ Sunroom: #

Ceiling (which rooms):

1st  Bedroom: # 2nd Bedroom: #

3rd Bedroom: # 4th Bedroom: #

Other:

OFFICE USE: Maximum Allowance: _____________________

Date Ordered:Date received:

 

Consolidated up to April 2010 and adopted September 30, 2010.


See also:  Moving into and around Woodsworth, unit condition: a guide to by-laws and policies

Lock-Out Charges Policy

WOODSWORTH HOUSING CO-OPERATIVE, INC.

LOCK-OUT CHARGES POLICY

Passed at the GMM on 9 February 1993

1. A lock-out charge for providing key access to unit will be levied as follows:

(a) notification for first occasion

See the most recent schedule of member charges. Members voted to change the fees for second and any further occasions in the year in May 2026.

2.. The fee need not be paid at the time the key access is requested, but rather will be billed to the member. Such charges will be treated as arrears if not paid within 15 days of notification.

3. Resident non-members will not be given access except with the specific permission of one of the members in the unit. This permission may be given either in writing or by telephone.

4. Children of members will be allowed access to the family unit unless notification to the contrary is received by the office from the parent or guardian.

5. Record keeping for lockout charges will be based on the number of incidents within a calendar year.

Consolidated up to April 2010 and adopted September 30, 2010.

Floor Covering Policy

WOODSWORTH HOUSING CO-OPERATIVE INC.

FLOOR COVERING POLICY

Approved by GMM on April 9, 1992
Amended by Maintenance Committee on October 18, 1994

WALL-TO-WALL CARPET

Members are permitted to permanently install wall-to-wall carpet.

NO adhesives may be used to install carpeting.

Minor damage to the floors caused by the nailing strips, near the baseboards will be acceptable. However, if adhesives are used, the member will be billed for the cost of repairing the damage to the floors.

The carpet belongs to the member who installed it. This means:

  • if the member moving in does not want the carpet, it is up to the member moving out to remove it, and to demonstrate that there is no major damage to the floors under it;
  • removal of carpeting may not slow up the move-out/move-in sequence. The cost of any such delays will be billed to the member moving out;
  • the member moving out has the right to sell the carpet to the member moving in, but the member moving in cannot be compelled to buy it; and
  • the unit inspection for move-out will include a check to ensure that no adhesives have been used in carpet installation, as well as a check for floor damage to the extent possible (whether the carpet is being removed or not).

CO-OP OWNED CARPET

Any member wishing to replace Co-op owned carpet must obtain approval before doing so. Approval may be absolute or conditional (e.g., unusual colour, pattern or quality may require replacement upon move-out).

No member may vacate a unit leaving an area previously carpeted by the Co-op uncarpeted.

TILE

Members may only install tile with the permission of the Co-op.

Anyone wishing to replace tile which has been applied directly to concrete will generally be given approval. This applies to floors in the medium rise, basements in the stacked townhouse, and ground floor areas in the mews units.

Approval will be given for installation of tiles in REASONABLE shades only. Whenever possible we would like to see a sample.

Members wishing to replace tile in the townhouse kitchens must choose from the Co-op choices on file in the office. The sub-floor must be inspected by the staff before the new tile is laid.

Members wishing to replace linoleum in the townhouse bathrooms must have the sub-floor inspected by the staff before the replacement sheet floor or tile is laid.

Consolidated up to April 2010 and adopted September 30, 2010.


See also this guide:  Moving into and around Woodsworth

Common Area Decorating Policy

WOODSWORTH HOUSING CO-OPERATIVE, INC.

COMMON AREA DECORATING POLICY
Approved at the GMM on April 9, 1992

Preamble:

Our basic premise is that this process will be guided by committee involvement and democratic decision making. This recognizes that a “majority vote” is the basis for decision making and that as a result various individuals may not have their taste satisfied. Generally common areas should use a consistent colour scheme and where possible projects implemented inside members’ units should provide more than one final colour to choose from.

The Maintenance Committee would respond to the need for consultation on decorating issues and would implement the following process under the direction of the Board of Directors:

  1. The Maintenance Committee would set up a subcommittee to deal with a specific cycle of consultations. (i.e., specific project might be painting the townhouse garage doors, or re- finishing the medium rise lobby).
  2. Members of the subcommittee would seek out the options for implementing changes for the specific project. The options would be reported to the Maintenance Committee. Depending on the range of options, the Maintenance Committee and the subcommittee would agree on the time frame under which the project would proceed.Three basic stages make up the process:
    1.     (a)  Choosing: arriving at the aesthetic choice(s) within the co-op, would include but not be limited to the options of:
      1. i)  retouching/refinishing;
      2. ii)  keeping current colour/material; and
      3. iii)  doing nothing;
    2.     (b)  Ordering: negotiating with suppliers; and
    3.     (c)  Implementing: installing and applying materials.
  3. The subcommittee would research the proposed options and include information on repeating the option originally used. The first step in the research process could include committee and member consultation to narrow the options to be pursued.
  1. A “cost-benefit” analysis would be prepared for the options available. Sample materials and colours would be put on display for members’ viewing. A trial site could receive a proposed treatment or a display could be set up to put the information in context (e.g., in or outside of the office).
  2. The Woodsworth Weekly would be the official method of communication with the membership. The names of the subcommittee members would be published to provide the membership with individuals to contact for clarification. The results of the consultation process will be reported to the membership in a format that indicates the ranking and proportions of support for each options as well as the numbers of members participating in the process. (It is suggested that the process allow for a two-week feedback period after the results are reported to facilitate reactions to the dominant choice).
  3. In the case of a “split decision” the committee reports back to a general meeting or at a special meeting on the topic.
  4. Unbiased expert(s) would be consulted in regard to colour and design, and include considerations of psychological effects and the quality of light.
  5. Uniformity of choice would be a guiding principle. Where possible, to be flexible, a limited choice of harmonious colours would be offered.
  6. The implementation schedule is announced and carried out.Points of Access to the Process
  1. Need for a project is flagged by the Board/Finance planning process, staff input and/or an interested member’s letter to the Maintenance Committee.
  2. Committees and the Board work with staff to clarify whether or not there are enough funds available to justify initiating the research and consultation process.
  3. If the project is deemed relevant in the near future a subcommittee will be formed. This will generally be co-ordinated by the Maintenance Committee. The subcommittee will need to provide a mix of perspectives and a degree of objectivity.
  4. Member input may be needed to narrow or limit the range of options to be considered.
  5. Members will be requested to respond to options offered for a vote to prioritize them.
  6. Members will have the right to question the report on the results of the voting. It must be acknowledged that a few individuals’ resistance will not void the process.

Consolidated up to April 2010 and adopted September 30, 2010.