MINUTES OF THE STRATA COUNCIL MEETING OF STRATA PLAN VR 2118 – HENLEY PARK

HELD: January 19, 2011 at 7:00 PM in Unit #407, 2250 West 3rd Avenue, Vancouver PRESENT: Peter Raab Jordan Nelson

Monty Thomas Maureen Campbell Jack Leonetti Henry Edgar

REGRET: Charlene Colwill

AGENT: PACIFIC QUORUM PROPERTIES INC. Sylvien Mak, Direct Line: 604-638-1970 sylvien@pacificquorum.com

1. CALL TO ORDER

As the quorum requirement of the Strata Property Act was met, the meeting was called to order at 7:08 PM.

2. APPROVAL OF THE PREVIOUS MEETING MINUTES It was MOVED (Raab), SECONDED (Edgar) and CARRIED to approve the Minutes of the meeting held on September 20, 2010 as previously circulated.

3. ELECTION COUNCIL POSITIONS All members have accepted their nominations for the new Council positions as follows: President: Peter Raab Vice President: Henry Edgar Treasurer: Maureen Campbell Secretary: Jack Leonetti Members-at-Large: Jordan, Monty Thomas and Charlene Colwill The Strata Manager congratulated the new 2010/2011 Strata Council and Management thanks Council members for volunteering their time for strata business.

4. FINANCIAL STATEMENTS Council agreed to TABLE the financial statements for August, September, October and November 2010 pending further review by the new Treasurer. Council has directed Pacific Quorum to resend the October, November and December 2010 financial statements to the Treasurer. a) Arrears

The Strata Manager has reported arrears as at January 19, 2011 to be approximately $17,000. Most of the arrears were the Special Assessment payments which were due and payable on November 30, 2010. Statements have already been sent to all owners whose strata accounts were in arrears. The Strata Manager will also send payment reminder letters to owners.

STRATA PLAN VR 2118 Council Meeting Minutes – January 19, 2011 PAGE 2

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IMPORTANT NOTICE – SPECIAL ASSESSMENT FOR REPIPING PROJECT Please be reminded that the Special Assessment regarding the Repiping Project will be

due and payable in three equal monthly payments starting on February 1, 2011 . If you are unsure of your payment and account status, please contact the Accounting

Department at Pacific Quorum at 604-685-3828 or email: accounting@pacificquorrum.com

5. BUSINESS AT HAND

a) Building repiping project Cura-flo’s quote was approximately $228,000 including drywall repairs for complete repipe; Brighter Mechanical’s quote was approximately $207,000 including drywall repairs for partial repipe, i.e. replacement of lateral piping on the 1st floor only, all risers (vertical piping) and main shut off for all units. VKC and their plumbing contractor have expressed interest in submitting a quote. VKC will try to obtain the mechanical drawings from the original developer for verification before submitting the quote. Council is also planning to meet with Cura-flo to discuss possible epoxy relining of pipes in lieu of a full scale replacement as an alternative.

b) Dryer and bathroom vents mesh screens National Air has submitted a quote for $15 per screen installed but due to WCB regulations, their workers cannot do the 4th floor vents unless using a boom lift. The Strata Manager will ask other contractors to quote. This project is anticipated to be finished by April at the latest.

c) Fire deficiencies inspection Deficiencies repair was done on December 6, 2010. Three units had failed to provide access on the day despite notices being sent to the owners and residents. Council agreed to charge back the re-inspection fees to the three units in question. Pacific Quorum will arrange for re-inspection.

d) AGM on October 25, 2010 Council and Management thank owners for participating at the AGM which was a success. Resolutions to raise $20,000 to replenish the deficit and $20,000 for Building Maintenance (2nd/3rd floor re-glazing) and to raise $256,500 for repiping have been approved. Details have been recorded in the AGM Minutes which have already been distributed to all owners.

e) 4th floor bridge and balconies repair deficiencies The Strata Manager has already listed and sent the deficiencies to Volker at VKC. The Strata Manager will coordinate with VKC for repair.

6. NEW BUSINESS a) 203, 303, 304, and 307: Window frames repair

It was reported that some windows in these units were difficult to open. VKC had inspected the windows at 203 and 303. The Strata Manager will coordinate with VKC to inspect others.

NOTICE – DIFFICULTY TO OPEN WINDOWS Owners please report to the Strata Manager if there are windows in your unit that have

become difficult to open no later than February 15 th, 2011, so that the appropriate repairs can be made during VKC’s next visit.

Please email details to sylvien@pacificquorum.com

STRATA PLAN VR 2118 Council Meeting Minutes – January 19, 2011 PAGE 3

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b) New landscaping contract

Paraspace Landscaping has submitted a new contract for February 15 to December 15, 2011. No fee increase was proposed. After careful consideration, Council has approved the basic contract together with: additional soil (budgeted); European Chafer Control, Sticky banding and Spanworm Control and organic matter upgrade.

c) Skylight leak reported in a unit on the 4 th floor

The skylight was repaired in the summer of 2010 but it leaked again. Council has approved Rockport to replace the unit.

d) Pipe leak reported in the ceiling and wall in th e bedroom of a unit on the 4 th floor Xpert Mechanical was dispatched and temporarily repaired the pipe. As the suggested piping repair falls within the scope of the repiping project, Council and Management agreed to wait for the building repiping project for a complete repair. Council and Management thanks the owners of the affected unit for their patience.

e) Strata Insurance renewal New building appraisal reported by Normac was $5,400,000. Coastal Insurance has submitted the proposal for the new strata insurance for the period between December 31, 2010 and December 31, 2011 with a premium of $11,978 (16% increase in total with 3% increase in appraisal value). The Water loss deductible remained the same as last year, at $10,000. After careful consideration, Council approved to accept the strata insurance as proposed by Coastal Insurance and to finance the insurance premium at 8.5% per annum.

IMPORTANT NOTICE – STRATA INSURANCE DEDUCTIBLE Owners are reminded that you may be responsible for the Strata’s insurance deductible

in the event of a claim which emanated from within the owners unit. Please make sure that you have enough coverage for such deductible charge backs

through your individual home owner’s insurance policy. Please contact the Strata Manager if you have any questions.

f) Gutter repair

It was reported that a connection piece was missing from the gutter on the 4th floor bridge walkway across from the elevator. The Strata Manager will contact VKC.

7. CORRESPONDENCE There is no correspondence reported at this meeting.

8. NEXT MEETING

Next Council meeting date and venue to be confirmed. 9. ADJOURNMENT

With there being no further business the meeting was adjourned at 8:42pm. Submitted by: PACIFIC QUORUM PROPERTIES INC. 430 – 1200 West 73rd Avenue Vancouver, BC V6P 6G5 Telephone: (604) 685-3828 / Fax: (604) 685-3845 email : sylvien@pacificquorum.com Website : www.pacificquorum.com

Please Note: The Real Estate Regulations requires a vendor to provide purchasers with copies of strata minutes. Please retain these minutes for your records. Replacement copies will be subject to a cost per page and can be received upon a seven (7) day advance order from Pacific Quorum Properties.