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Presented by David Finlay, Q.C., Curtis Piggott & Bonnie Anderson
Strata Subdivisions
1. Introduction • Title – An Overview • Strata Subdivisions – An Overview • The Uses of Strata Titling • An Example of Strata Titling
2. The Benefits of Strata Titling
3. Issues and Solutions • Condominium within a Strata Lot • Financing Issues • Building Code Issues • Encroachment Issues
4. Easements, Covenants and Restrictions Agreements • Shared Easement Plans • Cost Allocation • Assumption Agreement
5. Strata Registration
Agenda
INTRODUCTION
• No bylaws, boards or implied easements
• No similar legislation governing the relationship among the various strata lots
• Relationship among strata lots is primarily contractual and via municipal approvals
• May provide separate titles before structure exists
Strata Subdivision
• Consumer-oriented legislation, highly regularized
• Condo bylaws and boards
• Common property is owned communally (e.g., roads in a bare land condominium)
• Cost sharing is usually based on unit factor
• Automatically provides for easements between units for structural needs etc.
• Boundaries have reference to floors walls ceilings – building must exist
Condominium
Title – An Overview Traditional Title
• The infinite carrot concept
• Limited flexibility on its own
• May incorporate a strata plan or condominium plan
• A strata space plan is a plan subdividing volumetric space, other than mines and minerals, lying on or under the surface of land, into strata spaces.
• The boundaries of a strata space may consist of vertical, horizontal or inclined planes or cylindrical surfaces which have axis that are either vertical or horizontal.
• A strata space plan must conform to, or lie within, the boundaries of the single parcel of land affected.
• Boundaries are independent of physical structures (unlike condominiums) • Generally fixed by elevations on the top and bottom, but can extend infinitely up or down.
• Strata subdivisions can result in sharing amenities and access, and can quickly become complex.
Strata Subdivisions – An Overview
• Mixed-use commercial • Mixed-use commercial and
residential • Developments with multiple owners • Condominiums within a strata lot • Developments requiring present and
future flexibility
Uses of Strata Title
EAD Joint Venture will develop 20 acres of land in downtown Edmonton
The Edmonton Ice District – An Example of Strata Titling
The Benefits of Strata Titling
1. Facilitation of project phasing • Example: underground parkade
2. Flexibility in ownership (Different titles (and potentially different owners) for different uses in one development)
3. Flexibility for financing (potentially different lenders for each strata in the same development as desired/required)
4. Creative solutions to problems • Examples:
• i) cross lot servicing issues, • ii) ownership by one owner of a space in another owner's building
Benefits of Strata Title
Issues and Solutions
• Management Agreements
• Insurance Issues
• Reserve Funds
Condominiums within a Strata Lot
• Issues: • Land Titles Act requires strata subdivision to occur within existing lot. • During construction, there may not be a lot to register on (therefore, there may
be a lack of title as security for financing.)
• Solutions: • Subdivide strata prior to construction and obtain an encroachment agreement
or make an application to vary plan under Section 91 of the Land Titles Act once a post-construction survey has been obtained.
• Estimate strata, and lease from owner of lot in which the strata is contained. • Use lease as security for financing and transfer security to strata title when
registered.
Financing Issues
Issues:
• The Alberta Building Code (the "Code") now includes specific provisions relating to strata subdivisions. • Firewall construction is reduced.
• There may still be cross-lot servicing issues from a utility point of view.
Solutions:
• Plan well in advance.
• Identify potential issues in advance.
• Register Strata Space Plan as far into construction as possible.
• Allow a significant amount of time to deal with issues that may arise.
the Alberta Building Code Issues
• Issue: • If a Strata Plan is registered before construction is
complete, a portion of the building may extend outside of its strata lot.
• Solutions: • Title insurance; • Encroachment agreement; • Application to vary plan under Section 91 of
the Land Titles Act.
Encroachment Issues
Easements Covenants and Restrictions Agreement
Strata Subdivision Approval Conditions
17
• Easements • support – lateral, subjacent • shared facilities – emergency equipment, ramps, drive aisles, stairs, exits, elevators, vestibules • services and utilities – water, sanitary, storm • specific shared easements
• Covenants • reciprocal benefit/burdens • shared facilities in each strata
• Restrictions • quiet enjoyment, limited exceptions e.g., emergency • no changes to common foundation, structure
Easements, Covenants and Restrictions Agreement (ECR)
Shared Easement Plans
Cost Allocations
Cost Allocations
Strata Registration
• Consents to Register Strata Plan from: • Owner • Subdivision Authority • All parties with a registered instrument on title
• Consent usually only provided by Caveator listed • Discharges (Partial or full discharge of certain instruments) • Sequence of Registration
Strata Registration
Strata Plans – Land Titles Office