By-Laws & Policies – Page 6 – Woodsworth Housing Co-operative

Maintenance Bylaw #21

WOODSWORTH HOUSING COOPERATIVE, INC.

THE MAINTENANCE BY-LAW (No. 21)

Adopted 5 September 1979; renumbered from Schedule C of By-law #2 by By-law #18, 22 March 1990; amended by By-law #27, 19 September 1991; amended by By-law #36, 3 April 1995; consolidated September 2006; amended by By-law #63, 8 May, 2008; amended by By-law #64, 8 May, 2008; amended by By-law #66, 29 Sept 2009;
amended by By-law #68, 29 Sept 2009. Consolidated up to April 2010 and adopted by the members on September 30, 2010.

Introduction
1. Fees
2. Common Area Maintenance – Interior and Exterior
3. Unit Maintenance
(a) Painting and Wallpapering
(b) Windows
(c) Floor Coverings
(d) Appliances
(e) Plumbing
(f) Electrical
(g) Heating
4. Exterior Private Areas
(a) Yards
(b) Fences
(c) Front Entrance
5. Health And Safety
(a) Garbage
(b) Hazards
(c) Pest Control
6. Improvements By Members
7. Move-Outs And Move-Ins
(a) Move-outs
(b) Move-Ins
8. Inspections

Each member of the Co-op is responsible for the maintenance and care of Co-op property. This policy is intended to outline such proper care, while stating the responsibilities of both the Co-op and the individual member in keeping the units and property a pleasant place to live.

1. Fees

(a) Wherever mentioned in this schedule, a fee shall consist of a charge equal to the cost price of materials plus a charge for the cost of labour.

(b) The Co-op, at its discretion, may waive or reduce fees or repair requirements where the personal situation of a member so warrants (e.g. financial hardship, poor health, physical handicap, etc.)

(c) All damage caused by the negligence of a member (or by the household or guests of a member) will be the member’s responsibility. The Co-op will charge a fee to the member to carry out repairs or replacements necessitated by such damage.

(d) A lockout charge for opening units outside office hours may be levied.

(e) A maintenance Deposit will be paid by all members. The amount of this deposit will be set by the Members.

(f) There will be a fine for unauthorized alterations to units, and the member may be required to return the unit to its previous state or pay the cost of doing so.

2. Common Area Maintenance – Interior and Exterior

(a) The Co-op is responsible for regular maintenance and periodic redecoration of all interior common areas (e.g. apartment building lobby, corridors and hallways, elevators, stairways, laundry rooms, etc.)

(b) The Co-op is responsible for maintaining and servicing all common mechanical systems and equipment (e.g. elevators, laundry room appliances, domestic hot water systems, main electrical panels and switch gear, etc.).

(d) The Co-op will have the garbage room and garbage chutes sprayed regularly for pests.

(e) The Co-op will maintain the notice boards.

(f) The Co-op will regularly inspect and maintain all exterior common areas (e.g. outside drains, wails, roofs).

(g) The Co-op is responsible for all exterior painting.

(h) The Co-op is responsible for removal of snow from city sidewalks, the apartment building entrance area and all common walkways.

(i) The Co-op is responsible for gardening and grounds-keeping in common areas.

(j) The Co-op is responsible for all exterior window cleaning.

3. Unit Maintenance

(a) Painting and Wallpapering

i) Members must follow the rules outlined in the Paint and Paper Policy when painting or wallpapering.

ii) Members are responsible for painting their own units. The Co-op will cover the cost of sufficient paint to repaint according to the Paint Policy. Where a member is physically unable to carry out the painting, the Co-op may provide assistance.

(b) Windows

i) The Co-op will replace all broken windows and torn screens. The member may be required to pay the cost.

(c) Floor Coverings

(d) Appliances

i) Appliances and their accessories that are the property of the Co-op may only be replaced by the member with written permission from the Co-op.

ii) The Co-op will maintain the appliances which are the property of the Co-op in working order.

(e) Plumbing

i) Members must report leaks or other problems to the Co-op as soon as detected. The Co-op will carry out all plumbing repairs.

ii) lf a clogged toilet cannot be fixed with a plunger, the member must contact the Co-op.

iii) Winter draining and turning off of the exterior faucets in the townhouses is the responsibility of the member.

(f) Electrical

i) Prior approval for alterations or additions to electrical circuits must be obtained from the Co-op.

ii) Repairs to the unit electrical system will be carried out by the Co-op.

(g) Heating

i) Gas furnaces and domestic hot water tanks (in the townhouses) will be maintained by the Co op.

ii) The electric heating system in the apartments will be maintained by the Co-op.

4. Exterior Private Areas

(a) Yards

i) Members are responsible for reasonable maintenance of their yards.

ii) Members may not keep livestock in yards or allow refuse to accumulate in yards.

iii) Back gates must remain accessible to allow for entry by utility meter readers.

(b) Fences

i) Painting and staining of fences, gates, and outside wooden steps may be done only by the Co-op in order to maintain a uniform appearance. The cost will be borne by the Co-op.

ii) The Co-op will repair damaged fences. A fee will be charged if damaged by neglect or abuse.

(c) Front Entrance

i) Members in the townhouses and midrise ground floor apartments are responsible for the maintenance of the front entrance area, including snow removal and removal of rubbish. Each front entrance area extends from the exterior wall of the unit up to and including the City sidewalk in front of the unit. Units that share the same front walkway are mutually responsible for the City sidewalk that extends along the frontage of their townhouse stack. The front of each unit and City sidewalks shall be maintained in accordance with City of Toronto By-laws and/or guidelines.

5. Health And Safety

(a) Garbage

i) Garbage must be disposed of according to the Household recycling, organic wastes and garbage policy.

(b) Hazards

i) Members must not store flammable materials in their units (e.g. gasoline, oil, large quantities of paint).

ii) Members must not permit anything to block fire exits, stairs, and corridors, or public thoroughfares.

iii) Smoke detectors must not be disconnected or painted.

(c) Pest Control

i) In the event of a serious bug problem in a building, the Co-op will have the right to order the spraying of the whole building.

ii) Should members be incapable of preparing for the spraying, the Co-op will provide assistance. A fee may be charged.

6. Improvements By Members

7. Move-Outs And Move-Ins

(a) Move-outs

i) Upon a member giving notice of move-out, as specified by the By-laws, an inspection of that member’s unit will be carried out by the Co-op within fifteen (15) days.

ii) On completion of the inspection, the Co-op will provide the member with a list of repairs required (if any) to bring the unit up to a condition which, in the Co-op’s opinion, is reasonable.

iii) The member will have thirty (30) days in which to complete the repairs at which time a second inspection will be carried out by the Co-op.

iv) Money on deposit will not be refunded until after the Co-op has received vacant possession of the unit.

v) The deposit may be applied against the cost of repairs or heavy cleaning if required.

(b) Move-Ins

i) On move-in, a unit inspection will be carried out by the Co-op in the presence of the new member. A report on the condition of the unit will be signed by both the new member and the Co-op.

ii) The Co-op is responsible for supplying paint for any approved repainting. The painting must comply with the Painting and Wallpapering Policy, as well as Section 3 UNIT MAINTENANCE, subsection (a) Painting and Wallpapering.

8. Inspections

(a) Each unit will be inspected regularly by the Co-op, as per the Inspections Policy.

(b) The Co-op will be responsible for giving two weeks’ advance notice of the inspection. The member will be notified of the date(s) of the inspection and that the inspector(s) will enter their unit between the hours of 9:00 a.m. and 5:00 p.m. of that day. In order to carry out the inspections expeditiously, the Coop cannot specify the exact hour between 9:00 a.m. and 5:00 p.m. that the inspection will be done in any particular unit.

Consolidated up to April 2010 and adopted by the members on September 30, 2010.

See this guide about bylaws and policies relating to unit condition: Moving into and around Woodsworth

Reconciliation Bylaw #45

The Reconciliation Committee was renamed Conflict Mediation in 2025.
See 6 steps to repair.

WOODSWORTH HOUSING CO-OPERATIVE, INC.

RECONCILIATION BY-LAW (No. 45)

Passed at the AGM on 27 November 1996
(formerly the Grievance Policy and Procedure)
Amended by By-law No. 50 at the GMM on 22 November 1999; Consolidated up to April 2010 and adopted by the members on September 30, 2010.
By-law and committee name amended, Sept. 30, 2010 By-law 69.

1. OBJECTIVE

As a cooperative community, it is our goal to live together harmoniously. When conflicts arise between members, we should strive to resolve them in a sincere and sensitive manner instead of allowing misunderstandings and personal differences to escalate. The grievance procedure is a means of resolving differences among members of the Woodsworth community which cannot be accommodated through other channels. This procedure should be used only when a member feels that his or her use and quiet enjoyment of the co-op are being unreasonably compromised and threatened by another member or by a member’s guest. The specific focus of this procedure is on complaints regarding interpersonal conflicts.

2. RECONCILIATION COMMITTEE

Relationship with the Board

The purpose of the Reconciliation Committee is to help resolve formal grievances to the satisfaction of all involved parties. If this is not possible, the committee may recommend further action, as appropriate, to the Board of Directors. The committee is not a disciplinary body or a ‘court of law’ within the co-op. It cannot take any disciplinary action against any member or members who contravene Co-op rules or regulations. It can only refer such cases to the Board for resolution.

Composition

The Reconciliation Committee of the Co-op shall consist of seven voting members as follows:

(a) six members shall be elected at a general meeting, three each year, for two-year terms.

(b) One director shall be appointed by the board of directors as its liaison and shall attend meetings of the Committee as a voting member.

Meetings

Grievances shall be dealt with by duly called meetings of the Committee and the quorum for such meetings will consist of any four of seven Committee members.

Responsibilities

The Committee shall appoint a Chairperson and a Secretary from among its members. The Secretary shall be responsible for keeping proper minutes of the Committee’s meetings. The Secretary shall also be responsible for storing and maintaining the Committee’s files concerning the particulars and disposition of all formal grievances.

Conflicts of Interest

Members of the Reconciliation Committee who are directly parties to a complaint must step down from the Committee until the complaint has been resolved. Members of the Committee who have a conflict of interest in a dispute must declare that conflict.

Exclusion

The following type of cases shall not be dealt with by the Reconciliation Committee:

Cases Involving Other Co-op Bodies: The Committee is not authorized to deal with complaints against the staff, the administration, or the other committees of the Co-op. Such complaints should be addressed to the Board of Directors. Complaints that fall within the specific jurisdiction of another committee, especially with respect to by-laws, policies, and regulations as found in the Occupancy Agreement, should be directed to the appropriate committee or staff person.
Offenses Against the Law: The Committee will not proceed with a grievance if, after investigation, it considers that the matter should more properly be handled by the police or the courts.
Cases Requiring Professional Intervention: The Committee will not attempt to intervene, or to provide services, where an investigation indicates that help of a medical or social service agency or professional is indicated.

3. GRIEVANCE PROCEDURE

The following steps shall comprise the normal steps of a normal grievance procedure:

Member’s Initiative

A Co-op member who has a grievance against another member must first contact that member in person — as soon as possible after the action causing the grievance has occurred — and attempt to resolve the grievance directly. The only exception to this requirement is where the member is certain, based on past attempts or experience, that such direct contact will be unsuccessful, or where the member genuinely fears that abuse or retaliation may result.

Filing a Grievance

If the member’s direct initiative does not resolve the conflict, then the member should put the grievance in writing and submit it to the Co-op office, marked ‘Confidential — for the Attention of the Reconciliation Committee.’ The member would do well also to telephone a member of the Reconciliation Committee to alert the Committee to the fact that the grievance has been filed. The grievance should include the following information:

the name and unit number of the member filing the grievance;
the name and unit number of the person against whom the grievance is laid;
the nature of the alleged infraction or action causing the grievance, with as many facts and details as he or she considers necessary;
an account of the attempts that were made to resolve the grievance directly, or the reasons why such attempts were not made.

Committee Discussion

The Committee, having received a written grievance, shall review it at its next regular meeting and determine how to proceed. If the matter is urgent, a special meeting can be called at the discretion of the Chairperson.

Investigation

Providing that they are confident the complainant has made all the appropriate attempts at an amicable resolution of the problem, the Committee shall proceed to investigate the facts involved in the dispute. The details of the alleged offense, together with the attitude of the complainant, shall be investigated by means of personal interviews with (in the following sequence):

the complainant;
the person complained against;
any available witnesses.

These interviews shall all take place at the earliest possible opportunity. Normally, each interview which involves the principals to the dispute shall be conducted by at least two members of the Committee, each of whom shall be responsible for preparing a written report of the interview.

Review of the Investigation

The necessary interviews and investigations having been completed, it will be normal practice for the Committee to meet again in order to share the information acquired so far, and form an opinion as to whether the grievance is valid, in whole or in part. Note that the Committee members will not inform either of the parties of their opinion as to the validity of the grievance at this point.

Mediation

The Committee will next attempt to effect a resolution of the grievance. Normally, this will call for further interviews with the parties involved, either separately or in a face-to-face meeting. If a face-to-face meeting with both parties occurs, it will normally be held in a space that does not belong to either party involved.

Resolution

If a resolution is effected, this will normally end the process. In some cases, the members may agree that the Reconciliation Committee participate in some form of monitoring of the resolution reached.

If a Resolution Cannot Be Reached

If no resolution of the dispute has been effected by the meditation process, the Committee shall then re-examine the issue to determine whether, in its opinion, the grieving member’s use and quiet enjoyment of his or her unit are still being unreasonably compromised. If it decides this is the case, it will normally refer the grievance to the Board of Directors. If, however, the Committee feels that the grievance was of doubtful merit it shall so advise the complainant and inform him or her that the Committee is closing its file on the case. At the same time, the Committee shall inform the complainant that he or she has the right to appeal its finding to the Board of Directors.

Record Keeping

All particulars and minutes of meetings shall be kept strictly confidential and shall be disclosed only to the Board of Directors at their request. At the end of each year, and after consultation with the Committee, the Secretary shall précis and record the premise and conclusion of each grievance, to be kept in the files of the Reconciliation Committee and the members involved. This is to facilitate the resolution of future complaints that might involve any of the parties. All related testimony, documents and notes will be destroyed.

Consolidated up to April 2010 and adopted by the members on September 30, 2010.

The Reconciliation Committee was renamed Conflict Mediation in 2025.
See 6 steps to repair.

Bylaws and Policies

Click on the bylaw or policy you wish to read. These are in-effect current bylaws and policies.

Woodsworth’s Bylaws
Bylaws were approved by a 2/3rd majority of members present at a General Members’ Meeting.

Caveat
While the website attempts to keep the online versions of bylaws and policies up-to-date, the definitive/legal versions will be in the GMM minutes and corporate records.

19 Rules Bylaw (pets and health and safety)

21 Maintenance Bylaw

35 Maintenance Renovation Bylaw

41 Move-Out Bylaw

45 Reconciliation Bylaw – about the Conflict Mediation Committee

48 Newsletter Bylaw – about the Editorial Committee

70 Human Rights Bylaw Guide: CHFC Guide to Human Rights Bylaw

73 Member Directory Bylaw

81 Housing Charge Subsidy Bylaw – about the rent-geared-to-income program

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

83 Organizational Bylaw – about governance of the co-op; includes elections.

84 Membership Bylaw: Member Approval and Unit Allocation

90 Spending Bylaw

Woodsworth’s Policies
Approved by a simple majority of members present at a General Members’ Meeting, except Board approval only as noted.

Rules of Order for Board and Members’ Meetings
In Organizational Bylaw #83 Schedule A

Guideline adopted by the Board of Directors
Prohibited conduct guideline

Guides to Woodsworth’s Bylaws and Policies
Guides to Woodsworth’s Bylaws and Policies
Explainers and overviews of bylaws – Primarily, Occupancy, Organizational, Membership but also subsidy and emergency financial assistance, human rights and accommodation, maintenance including Move-Out and renovation, and finance-related such as Spending Bylaw and Investment Policy.

Province of Ontario and City of Toronto

Ontario. Co-operative Corporations Act

Ontario Human Rights Code

Residential Tenancies Act – Security of Tenure and Termination of Tenancies

Landlord and Tenant Board – Non Profit Housing Cooperatives

Toronto By-laws and Municipal Code – Property Standards

Woodsworth Bylaw Numbers: bylaw history
A list of numbers used – This chart has a complete list of all bylaw numbers used in Woodsworth. It includes:
– numbers that were skipped
– by-laws that have been repealed, and
– amendments to bylaws.
– policies rescinded since 2019

Updated:December 2025

Organizational Bylaw #83: about governance of the co-op

Organizational Bylaw: A bylaw about governance of the Co-op

Incorporating Bylaw 85: Electronic meetings and balloting by-law and Bylaw #87.. This bylaw includes members’ meetings (GMMs), quorum, elections, board procedures, confidentiality, conflict of interest, committees, finance.

Full text of the bylaw with clickable table of contents

– You can also see the table of contents only.

– Some forms from this bylaw are also on this website in Co-op Forms.

Household recycling, organic wastes and garbage policy

Approved by the Board of Directors, December 20, 2025
Approved with the amendment to Article 2.2 (a) by the Board of Directors on November 5, 2024

1. General

(a) Waste services include recycling (blue bin), organic waste (green bin), garbage (grey bin) and oversized and metal items pickup.

(b) No trash, garbage or unsightly debris should be stored on balconies, porches, patios, backyards, laneways, under porch steps or in doorways.

(d) Garbage put anywhere except in designated areas is contrary to Co-op rules and City ordinances. No resident, including children, shall litter any common area of the Co-op: halls, stairs, sidewalks, roads, parking garage, etc. No resident shall throw garbage or shake rugs or mops from windows or balconies, or in hallways.

(e) Households must follow the rules set by the waste collector, e.g. the City of Toronto, which may change from time to time.

(f) A member must clean up any mess created by his/her pet through natural body functions or otherwise. Residents with pets must keep yards, patios, and balconies clean and free of animal feces.

(g) Residents shall not do or permit anything to be done in their premises which will significantly increase the risk of fire.

(h) Residents must not store gasoline, oil, large quantities of paint or other highly flammable or dangerous materials in their units or garages.

(i) Woodsworth members pay for household trash pickup only. Do not use our household services for commercial trash.

2. Mid-rise units:

2.1. Garbage:

(a) Apartment residents must place garbage in the chutes provided on each floor. All garbage must be in securely tied bags which are small enough to fit down the chute.

(b) No garbage may be left in the hallways or garbage chute rooms.

(c) Do not put glass, bottles, cans newspapers, magazines in the garbage chutes. Take them to the recycling bins in the underground garage.

2.2. Recycling and organic waste:

(a) Recycling / wet garbage bins are in the compactor room in the garage for organic waste and material for recycling. The area is cordoned off and has a card reader and an automatic door operator for that door.

(b) Apartment residents must place newspapers, magazines, bottles and cans in the collection depot in the garage designated by the co-op.

2.3. Oversized and metal items (e.g. unwanted furniture):

(a) Apartment residents (only) must use the cage on the garage ramp. Street access units cannot use the cage which is for apartments and staff use only.

(b) For more information about what goes where, use the City of Toronto’s online Waste Wizard.

3. Street access units (Including Wilton street):

3.1. Garbage, recycling and organic waste

(a) Waste services include organic waste (green bin), garbage (grey bin) and oversized and metal items with curbside pickup by the City of Toronto. Circular Materials is responsible for recycling (blue bin), mandated by the province of Ontario.

(b) Don’t flush wipes of any kind, even those labelled as flushable or biodegradable, nor sanitary supplies, dental floss, condoms, or personal hygiene products. These go in the garbage. For more information about what goes where, use the City of Toronto’s online Waste Wizard.

(d) Blue Bins and garbage are collected alternate Wednesdays. (in 2026)

(e) Organic waste is collected weekly on the same day as the other pickups. (in 2026)

(f) The co-op pays a higher annual rate for larger garbage containers. Residents can change the size of their garbage bin by calling 311 or making a request online on the City website.

(g) Recycling: Blue Bin program
– https://www.woodsworthcoop.ca/index.php/recycling-blue-box-program/

(h) Instructions for street access units:

Townhouse residents and street access residents must place bins and items on the street only on collection days, at curbside before 7 a.m. the day of collection and no earlier than 8 p.m. the night before.
Ensure bins are as close to the street as possible, clearly visible and accessible with 0.5 metres between bins. Never place items or bins behind or on snowbanks.
Ensure bin lids are properly closed to prevent litter from blowing.
Leave space around all bins and items so the trucks’ automated arms can grab and lift bins.
When moving, bins remain property of the City and must stay at the property.

3.2. Oversized and metal items (e.g. unwanted furniture, appliances):

(a) The City will pick up oversized items set out beside your garbage bin on your garbage collection day. The co-op pays an annual rate per year to the City, whether or not the service is used.(b) Street access units cannot use the cage on the garage ramp. That is for apartments and staff use only.

3.3. Yard Waste:

(a) You must use paper yard waste bags for city pickup on garbage days. Branches and twigs less than 3 inches thick (7.5 cm) must be tied in bundles less than 2 feet in diameter and 4 feet long.

(b) The City recommends that grass clippings be left on the lawn.

(d) The City delivers a waste calendar to all street access units. It is also available on their website.

4. Household hazardous waste (HHW) – all households

(a) You can’t put some items in your garbage or recycling, such as propane tanks, syringes, cooking oil, household cleaners, paint, pesticides, batteries, etc. Never pour cooking oil down the sink, drain or toilet.

(b) You can bring them (HHW) to a Drop-Off Depot. Cooking oil should be delivered in a sealed container labelled “used cooking oil”.

(c) Home pick-up is available for household hazardous waste between 10-50 litres/ kilograms. To arrange pick up, please call 311 or complete an online service request.

(d) There is no charge for drop-off or pick-up of household hazardous waste.

(e) Watch for city-run environment days which offers disposal services for these and more types of waste.

(f) Some electronics and batteries can be recycled at some stores selling these items.

(g) For more information, see the City of Toronto 311 website:

https://www.toronto.ca/home/311-toronto-at-your-service/waste-collection/

Syringes

This item is Household Hazardous Waste and MUST NOT be placed in your Garbage Bin, Blue Bin, Green Bin or put down the drain.

Put these items in a sealed container labeled “needles” and:
• Return them to your local pharmacy
• Take them to a City Drop-Off Depot
• Take them to a Community Environment Day sponsored by your local city councillor and the City of Toronto.
• For household hazardous waste (HHW) between 10 to 50 litres/kilograms, residents can also request a free Toxic Taxi pick-up online or by calling 311.

Consider reducing the waste from your household:

Refuse – Say ‘no’ to bags, receipts, extra napkins and cutlery. Avoid produce and other items wrapped in too much packaging.

Reuse – Use reusable bags for shopping and gift giving, reusable bottles and mugs instead of disposables.

Repurpose – Find new uses for things you would otherwise throw away.

Swap, borrow/share/rent, repair, donate, shop consciously – plan ahead, buy only what you need and consider the impact of packaging when making purchases.

Getting more information:

City of Toronto’s Waste Wizard – what waste goes where:
https://www.toronto.ca/services-payments/recycling-organics-garbage/waste-wizard/

Information from the City of Toronto about garbage, organics (green bin):
https://www.toronto.ca/services-payments/recycling-organics-garbage/

Recycling – Circular Materials
This non-profit is mandated by the provincial government to provide recycling.

https://www.circularmaterials.ca/resident-communities/toronto/

https://www.circularmaterials.ca/city-of-toronto-recycling-calendars/