Springhill Place · Strata Plan LMS1203, Residential Section · 140 E. 14th Street, North Vancouver
A fact-checked look at the September 21 elevator levy vote — built from the actual SGM package and an independent engineering-and-financing briefing, not just talking points.
Not because the elevators are fine — they aren't. Because the resolution asks you to approve a dollar figure before the scope, the contractor, and the real price exist to check it against, through a bidding process the resolution itself calls confidential, with the winning contractor chosen solely by the Residential Executive. A NO vote doesn't kill the project. It buys time for real numbers and a wiser way to pay for them.
Section 1
Owners are being asked to approve up to $1,000,000 for elevator modernization: $900,000 as a one-time special levy on Residential Section owners, assessed by unit entitlement, plus up to $100,000 drawn from the Contingency Reserve Fund — the CRF portion doesn't need a separate vote here. Resolution #1, items a–c
Context worth keeping in mind: owners already approved a $100,000 special levy in February 2026 to top up the same reserve fund, due August 1, 2026. So the building is being asked for $1,000,000 in total within a single year — before an independent repair report, a detailed scope, or a competitive tender has fixed the actual price. Feb 23, 2026 AGM minutes
The levy is assessed as of September 21, 2026 and is technically due in full immediately once it passes. As a convenience only, owners may instead pay in four equal instalments: Jan 1, May 1, Aug 1, and Nov 1, 2027. item d
Late payment carries a $50/month fine plus 10% annual interest, compounded annually, with lien and collection powers under the Strata Property Act — notably lower than the $200/month fine on the smaller $100,000 levy owners approved in February.
Spread across 38,582 total unit entitlements, that works out to roughly $15,606 for the smallest units (lots 9, 14, 19), ~$16,329 for a typical 700-entitlement one-bedroom, and $28,248.92 for the largest unit (lot 48 / unit 1202). See your exact number further down.
Why the timing matters: the resolution asks owners to approve the dollar amount before the scope, the contractor, and the final tender price are known. The bidding itself is confidential, and the Residential Executive alone decides the winning contractor. None of this means the number is wrong — the consultant's own estimate range was $800,000–$1,000,000 — but it means owners are being asked to sign off at the top of that range before the paperwork exists to check it against.
And read item (e): any money left over once the project is done goes straight into the Contingency Reserve Fund — it is not refunded to the owners who paid it. That's a departure from the Act's default: under SPA s.108, an unused special-levy balance normally has to be returned to owners in proportion to what they paid — unless no single owner's share would come to more than $100, in which case it may go to the CRF instead. On a $900,000 levy that's real money — one more reason the number and scope should be nailed down before owners sign.
Section 2
The building has two Northern elevators from 1994, PE1 and PE2, serving 14 stops from the parkades through the lobby to the 12th floor. They're geared-traction machines with relay-based controllers, motor-generator DC drives, older door operators, and 2,000 lb cars. The current maintainer is KONE, who rates the equipment as marginal. Gunn assessment, service records
What's wrong: the controllers use relay logic with no fault logging, so troubleshooting is slow and effectively blind. The motor-generator sets are obsolete technology. The door operators are at end of life. Ride quality on one car is below target. 2025 safety testing left standby and emergency-power items outstanding. Machine-room ventilation is fan-only, and lighting protection is below current expectations. Keyed landing access and accessibility fixtures don't meet current standards.
In the roughly 14 months to February 2026 there were 18 service callbacks — about one every 23 days for the pair, against a service target of one every 45 days. Most were related to controls, safety-circuit trips, and doors. Replacement parts for this vintage are special-order and increasingly hard to obtain.
If nothing changes: callbacks are expected to become more frequent and repair spending less predictable, and the risk of a Technical Safety BC Safety Order forcing corrective work grows with age. This is a reliability and compliance risk, not an imminent safety failure — the equipment remains in service and hasn't been prohibited from operating.
Section 3
"Elevator modernization" isn't one fixed thing. The Gunn report and industry benchmarks both point to the same three realistic paths, at very different price points:
Keep maintaining and fixing as things fail. No borrowing, no levy. Genuinely practical if the strata isn't ready to finance the bigger project — it buys time to arrange loan quotes or get updated numbers, but doesn't fix the underlying obsolescence.
Replace controllers and door operators; keep the machines and cabs. Independent (non-manufacturer) contractors bidding competitively could plausibly land under $500,000 — plausible, not confirmed. Worth a closer inspection before committing.
Replace controls, drives, doors, fixtures, cab interiors; address fire-alarm interface and electrical. This is the technical basis for Resolution #1. Competitive, especially independent-contractor, bidding could plausibly land in the $600,000–$750,000 range for the base contract.
Full modernization is a defensible engineering choice for equipment this age — the open question isn't whether the elevators need work, it's whether $900,000–$1,000,000 is really the number a competitive tender would produce. Gunn's own base figure is $840,000 before tax, fees, contingency and escalation, which is why the resolution budgets up to a further $160,000 on top of it.
General 2026 North American industry ballparks (parts + labour) — not a quote for this building's two 14-stop elevators, and not adjusted for Vancouver labour rates or the consulting/PM/contingency/admin fees bundled into the $1,000,000 total.
| Scope (per elevator) | What it covers | CAD range |
|---|---|---|
| Door protection, basic | Modern 2D infrared door sensor | $3,000–$5,000 |
| Door protection, full 3D | Current-code infrared detection | $25,000–$35,000 |
| Door operator | Motor, car-top controller, clutch | $4,500–$11,000 |
| Governor / safety devices | Mandatory periodic test + parts | $2,500–$15,000 |
| Wiring / traveling cables | Rewire without touching controller | $6,000–$18,000 |
| Motor / machine only | Rebuild or swap, keep controller | $12,000–$30,000 |
| Cab interior refresh | Walls, flooring, lighting — cosmetic | $11,000–$30,000 |
| Hoistway doors, all landings | Refurbish tracks/rollers, 14 stops | $20,000–$55,000 |
| Controller only | New logic, selector, call stations | $65,000–$95,000 |
| Controller + wiring | The "make it reliable" package | $85,000–$130,000 |
| Full modernization | Complete teardown and rebuild | $200,000–$350,000+ |
Two full modernizations by these generic benchmarks land around $400,000–$700,000 — consistent with Gunn's own $750,000 base modernization figure and with the $600,000–$750,000 range independent contractors have achieved on comparable buildings. Two independent ways of asking the same question: has this been priced competitively yet? The one fact that decides which rows apply is whether the current controller's make/model is still parts-supported — ask for that in writing, along with Gunn's own line-item breakdown.
Section 4
A sound sequence separates technical definition, competitive pricing, and the funding decision. Resolution #1 combines the funding decision with the start of consultant procurement — before any pricing exists.
| Step | Sound sequence | What Resolution #1 does |
|---|---|---|
| 1. Technical basis | Use the completed Gunn assessment as the spec's foundation | Same starting point |
| 2. Consultant | Decide separately whether to retain Gunn, a competitor, or self-manage — fixed fee, written independence statement | Contemplates Gunn as consultant and project manager, confidential tender, council picks the winner |
| 3. Tender | Sealed spec to qualified licensed contractors, mandatory site visits | Confidential bids, details to be clarified at the meeting |
| 4. Pricing | Open, evaluate, and select a bid — real cost known here | The $1,000,000 cap is set before this step |
| 5. Funding | Choose levy, loan, or hybrid after comparing current options | $900,000 levy + up to $100,000 CRF approved now; loan not presented |
| 6. Construction | Award and build, with holdback and acceptance testing | Proceeds once a bid is selected within the cap |
Why the order matters: approving the cap early doesn't create a price. If the lowest compliant bid plus taxes, fees, and contingency exceeds $1,000,000, owners face a second funding decision regardless. Setting an envelope early is understandable for planning — but awarding construction should wait until real bids are in hand.
Section 5
The consultant works for the strata, not for any contractor: writing the spec, running a fair tender, evaluating bids on equal terms, and witnessing testing through to acceptance. Gunn Consultants authored the April 2026 assessment and knows the building — an advantage if managed through transparent re-tendering, but worth naming directly: Gunn produced the $800,000–$1,000,000 estimate, and is also a candidate to be hired as project manager overseeing the confidential bidding process that estimate feeds into. That overlap isn't an accusation — Gunn is expected to attend the SGM and can answer the question directly — but it's exactly the kind of thing worth asking about before a vote, not after.
Full-service consulting (tender, administration, site reviews, close-out) typically runs $55,000–$100,000 fixed on a project this size; a specification-only service costs less. Either way, ask for two or three competing fixed-fee proposals with insurance, credentials, and recent traction-modernization references — and for a written independence statement: no commission from bidders, the specification writer doesn't also bid the work, and the incumbent maintainer gets the same information as everyone else.
All bidders must be Technical Safety BC-licensed — checkable via TSBC's Find-a-Licensed-Contractor tool. The realistic pool includes original manufacturers (KONE — the incumbent maintainer — Schindler, TK Elevator, Otis: full capability, fastest to survey, but some systems are proprietary) and independents (Richmond Elevator, Vancor Elevator, Northwest Elevator, West Coast Elevator: can modernize any brand, often better value, and preserve future choice of maintainer). A practical invitation list is two manufacturers, two independents, and one alternate. The spec should require an open-protocol equipment alternate with tool and parts pricing, so the strata isn't locked to one maintainer's proprietary system.
Compiled from company websites during preparation. Confirm licence status via the TSBC tool before inviting tenders; request current term sheets from lenders.
| Company | Type | Contact |
|---|---|---|
| Gunn Consultants Inc. | Consultant | Suite 166 – 1020 Mainland St, Vancouver · 604-630-2276 · info@gunnconsultants.com |
| Apex Elevator Consulting | Consultant | 101 – 4664 Lougheed Hwy, Burnaby · 604-533-4617 |
| KJA Consultants / ATIS | Consultant | Confirm via company website |
| ESI Elevator Solutions | Consultant | Confirm via company website |
| KONE Inc. | Contractor (OEM, incumbent) | 1488 Cliveden Ave, Delta · 604-777-5663 |
| Schindler Elevator | Contractor (OEM) | 3115 Norland Ave, Burnaby · 604-253-2361 |
| TK Elevator | Contractor (OEM) | 3657 Wayburne Dr, Burnaby |
| Otis Elevator | Contractor (OEM) | Confirm via TSBC Find-a-Contractor |
| Richmond Elevator (REM) | Contractor (independent) | Confirm via TSBC Find-a-Contractor |
| Vancor Elevator | Contractor (independent) | 104 – 2799 Gilmore Ave, Burnaby · 604-558-0692 |
| Northwest Elevator | Contractor (independent) | Confirm via TSBC Find-a-Contractor |
| West Coast Elevator | Contractor (independent) | Confirm via TSBC Find-a-Contractor |
| Condominium Lending Group | Lender | 289-470-5513 · info@condolending.com |
| Strata Loans / PFS Paramount | Lender / broker | 604-552-4392 · info@strataloans.ca |
Section 6
Elevators are regulated by Technical Safety BC under the Elevator Devices Safety Regulation and CSA B44-16. Changing the drive system, as this project does, counts as a major alteration — it needs an engineer-sealed Technical Information Package, an installation/major-alteration permit, and an acceptance inspection before either car returns to service.
| Phase | Duration |
|---|---|
| Specification preparation and issuance | 2–3 months |
| Bid period, including mandatory site walk | 2–3 months |
| Evaluation and award | 1–2 months |
| Engineering package and permit | 2–4 months |
| Manufacturing lead (controllers, machines, doors) | 3–6 months |
| Installation, staggered, one car always in service | ~8 weeks/car + 1–2 weeks acceptance each |
| Total, tender award to acceptance of both cars | 12–24 months |
Common schedule risks: controller lead times, inspection scheduling, unforeseen machine-room or hoistway conditions, and scope growth if a Safety Order is issued. In other words: there's no version of this where rushing the funding decision buys working elevators any sooner.
Section 7
Under SPA s.108 and the resolution's own preamble, at least 75% of votes actually cast — not of all eligible votes, and not counting abstentions — must be in favour.
The Gunn Consulting report behind this estimate is stated to be on the 604 Real Estate web portal — if you haven't been able to access it, ask directly. The strata is expected to keep major-component reports available to owners on request.
To its credit, Resolution #1 does state the purpose, the total, the per-lot method (unit entitlement), and the payment dates. It does not yet specify the actual scope of work or the contractor — those come later, through the confidential process the resolution itself describes. The objection here is about prudence and process, not that the resolution is invalid.
Under SPA s.111, the strata corporation — not any individual owner — can borrow money by the same 3/4 vote, secured against its right to collect fees and levies (it cannot mortgage common property, s.81). No owner takes a personal loan or a credit check. See the full comparison below.
If the levy passes and goes unpaid, the strata can register a lien against title, on top of the $50/month fine and 10% compound interest, under SPA ss.116–118. If cost is a genuine hardship, raise a longer timeline or a financing option before the vote, not after.
General information about BC strata law, not legal advice for your specific situation.
Section 8
The package presents a lump-sum levy. A strata loan spread over 10–15 years is a genuine, commonly used alternative. Consulting, project management, a 10% contingency and a 1% administration allowance are meant to sit inside the $1,000,000 cap either way; worth confirming whether the 1% applies to the levy or the total.
Lowest total cash cost, since no interest is paid, and simplest to administer. Its limits: concentrating payment in a single year, friction on sales for owners who must disclose or clear arrears, and intergenerational fairness — current owners pay the full cost of equipment that will serve the next 20+ years of owners. If bids exceed the cap, a further levy or allocation would still be needed.
The borrower is the strata corporation, with no personal guarantees from owners. Loans aren't secured against common property — typically secured by assignment of strata fees and levies. Amortizations commonly run 3–15 years, sometimes to 25 with five-year rate resets. Funding usually takes four to eight weeks after the vote and documents. The corporation pays the lender even if individual owners fall into arrears, covering any shortfall from reserves or a further levy. A common hybrid: owners who want to pay upfront can, and the loan finances only the remaining balance.
| Rate (illustrative) | Term | Building monthly | Total paid | Interest |
|---|---|---|---|---|
| 6% | 10 yrs | $9,991.85 | $1,199,021 | $299,021 |
| 7% | 10 yrs | $10,449.76 | $1,253,972 | $353,972 |
| 8% | 10 yrs | $10,919.48 | $1,310,338 | $410,338 |
| 6% | 15 yrs | $7,594.71 | $1,367,048 | $467,048 |
| 7% | 15 yrs | $8,089.45 | $1,456,102 | $556,102 |
| 8% | 15 yrs | $8,600.87 | $1,548,156 | $648,156 |
Illustrative only, calculated by standard amortization formula on a $900,000 principal — not a quote. In per-unit terms at 7%/15 years, that's roughly $147/month for a typical one-bedroom (700 entitlement) and $254/month for the largest unit (1211 entitlement); at 7%/10 years, roughly $189 and $328/month respectively. Scale proportionally to your own entitlement using the table below. Current terms can only come from real lender term sheets.
Section 9
Only owners can vote — but most people living in this building are tenants, and an approved levy reaches tenants in real, if indirect, ways. This is exactly why we're asking tenants to forward this page to their landlord today.
A landlord can't simply add a levy to your rent. A landlord who pays a strata special levy for capital work like this can apply to the Residential Tenancy Branch for an Additional Rent Increase for Eligible Capital Expenditures (application form RTB-52 — the same form also covers extraordinary operating-cost increases and new services, so it isn't specific to this one use). If approved, the increase is amortized over 120 months (10 years) and capped at about 3% per phase on top of the normal annual increase, with any unused amount rolled forward for up to three phases using the landlord's notice forms (RTB-53-P1, P2, P3). It isn't automatic — the landlord has to apply and the work has to qualify — and a resulting notice can be disputed through the standard RTB process. Illustration only: a $16,329 share ÷ 120 ≈ ~$136/month if fully applied in one phase.
A $15,600–$28,249 bill, even spread across four 2027 instalments, can push an investor-owner toward selling — and since the seller stays on the hook for the levy regardless, that arguably makes a quick sale less financially appealing for them, not more, but it's still a real possibility. A sale can mean showings, uncertainty, or a new owner planning to move in themselves.
Tenants may attend and can speak if the chair allows. An owner can name their tenant as proxy (you'd attend in person and vote their written instructions), or formally assign voting rights to a tenant under SPA s.147/148. Most landlords here don't live in the building — your message may be the only briefing they get before Sept 21.
Section 10
Instead of approving up to $1,000,000 before the scope and contractor are known, we're proposing the meeting take this in steps:
Section 11
Transcribed directly from page 8 of the SGM package (the official levy schedule). Total entitlement 38,582; the table sums to $899,999.96 due to per-lot rounding to the cent. The smallest share is $15,605.72 (lots 9, 14, 19 — 669 entitlement); the largest is $28,248.92 (lot 48 / unit 1202 — 1,211 entitlement).
| Lot | Unit | Entitlement | Total levy | Jan 1 | May 1 | Aug 1 | Nov 1 |
|---|---|---|---|---|---|---|---|
| 2 | 301 | 929 | $21,670.73 | $5,417.68 | $5,417.68 | $5,417.68 | $5,417.68 |
| 3 | 302 | 703 | $16,398.84 | $4,099.71 | $4,099.71 | $4,099.71 | $4,099.71 |
| 4 | 303 | 668 | $15,582.40 | $3,895.60 | $3,895.60 | $3,895.60 | $3,895.60 |
| 5 | 304 | 700 | $16,328.86 | $4,082.21 | $4,082.21 | $4,082.21 | $4,082.21 |
| 6 | 305 | 924 | $21,554.09 | $5,388.52 | $5,388.52 | $5,388.52 | $5,388.52 |
| 7 | 401 | 923 | $21,530.77 | $5,382.69 | $5,382.69 | $5,382.69 | $5,382.69 |
| 8 | 402 | 703 | $16,398.84 | $4,099.71 | $4,099.71 | $4,099.71 | $4,099.71 |
| 9 | 403 | 669 | $15,605.72 | $3,901.43 | $3,901.43 | $3,901.43 | $3,901.43 |
| 10 | 404 | 702 | $16,375.51 | $4,093.88 | $4,093.88 | $4,093.88 | $4,093.88 |
| 11 | 405 | 921 | $21,484.11 | $5,371.03 | $5,371.03 | $5,371.03 | $5,371.03 |
| 12 | 501 | 924 | $21,554.09 | $5,388.52 | $5,388.52 | $5,388.52 | $5,388.52 |
| 13 | 502 | 703 | $16,398.84 | $4,099.71 | $4,099.71 | $4,099.71 | $4,099.71 |
| 14 | 503 | 669 | $15,605.72 | $3,901.43 | $3,901.43 | $3,901.43 | $3,901.43 |
| 15 | 504 | 702 | $16,375.51 | $4,093.88 | $4,093.88 | $4,093.88 | $4,093.88 |
| 16 | 505 | 923 | $21,530.77 | $5,382.69 | $5,382.69 | $5,382.69 | $5,382.69 |
| 17 | 601 | 923 | $21,530.77 | $5,382.69 | $5,382.69 | $5,382.69 | $5,382.69 |
| 18 | 602 | 704 | $16,422.17 | $4,105.54 | $4,105.54 | $4,105.54 | $4,105.54 |
| 19 | 603 | 669 | $15,605.72 | $3,901.43 | $3,901.43 | $3,901.43 | $3,901.43 |
| 20 | 604 | 701 | $16,352.18 | $4,088.05 | $4,088.05 | $4,088.05 | $4,088.05 |
| 21 | 605 | 922 | $21,507.44 | $5,376.86 | $5,376.86 | $5,376.86 | $5,376.86 |
| 22 | 701 | 923 | $21,530.77 | $5,382.69 | $5,382.69 | $5,382.69 | $5,382.69 |
| 23 | 702 | 700 | $16,328.86 | $4,082.21 | $4,082.21 | $4,082.21 | $4,082.21 |
| 24 | 703 | 673 | $15,699.03 | $3,924.76 | $3,924.76 | $3,924.76 | $3,924.76 |
| 25 | 704 | 700 | $16,328.86 | $4,082.21 | $4,082.21 | $4,082.21 | $4,082.21 |
| 26 | 705 | 920 | $21,460.78 | $5,365.20 | $5,365.20 | $5,365.20 | $5,365.20 |
| 27 | 801 | 925 | $21,577.42 | $5,394.35 | $5,394.35 | $5,394.35 | $5,394.35 |
| 28 | 802 | 701 | $16,352.18 | $4,088.05 | $4,088.05 | $4,088.05 | $4,088.05 |
| 29 | 803 | 673 | $15,699.03 | $3,924.76 | $3,924.76 | $3,924.76 | $3,924.76 |
| 30 | 804 | 700 | $16,328.86 | $4,082.21 | $4,082.21 | $4,082.21 | $4,082.21 |
| 31 | 805 | 922 | $21,507.44 | $5,376.86 | $5,376.86 | $5,376.86 | $5,376.86 |
| 32 | 901 | 924 | $21,554.09 | $5,388.52 | $5,388.52 | $5,388.52 | $5,388.52 |
| 33 | 902 | 700 | $16,328.86 | $4,082.21 | $4,082.21 | $4,082.21 | $4,082.21 |
| 34 | 903 | 672 | $15,675.70 | $3,918.93 | $3,918.93 | $3,918.93 | $3,918.93 |
| 35 | 904 | 699 | $16,305.53 | $4,076.38 | $4,076.38 | $4,076.38 | $4,076.38 |
| 36 | 905 | 922 | $21,507.44 | $5,376.86 | $5,376.86 | $5,376.86 | $5,376.86 |
| 37 | 1001 | 920 | $21,460.78 | $5,365.20 | $5,365.20 | $5,365.20 | $5,365.20 |
| 38 | 1002 | 703 | $16,398.84 | $4,099.71 | $4,099.71 | $4,099.71 | $4,099.71 |
| 39 | 1003 | 671 | $15,652.38 | $3,913.09 | $3,913.09 | $3,913.09 | $3,913.09 |
| 40 | 1004 | 700 | $16,328.86 | $4,082.21 | $4,082.21 | $4,082.21 | $4,082.21 |
| 41 | 1005 | 921 | $21,484.11 | $5,371.03 | $5,371.03 | $5,371.03 | $5,371.03 |
| 42 | 1101 | 920 | $21,460.78 | $5,365.20 | $5,365.20 | $5,365.20 | $5,365.20 |
| 43 | 1102 | 701 | $16,352.18 | $4,088.05 | $4,088.05 | $4,088.05 | $4,088.05 |
| 44 | 1103 | 671 | $15,652.38 | $3,913.09 | $3,913.09 | $3,913.09 | $3,913.09 |
| 45 | 1104 | 698 | $16,282.20 | $4,070.55 | $4,070.55 | $4,070.55 | $4,070.55 |
| 46 | 1105 | 923 | $21,530.77 | $5,382.69 | $5,382.69 | $5,382.69 | $5,382.69 |
| 47 | 1201 | 1054 | $24,586.59 | $6,146.65 | $6,146.65 | $6,146.65 | $6,146.65 |
| 48 | 1202 | 1211 | $28,248.92 | $7,062.23 | $7,062.23 | $7,062.23 | $7,062.23 |
| 49 | 1203 | 1053 | $24,563.27 | $6,140.82 | $6,140.82 | $6,140.82 | $6,140.82 |
| TOTAL | 38,582 | $899,999.96 | $225,000.00 | $225,000.00 | $225,000.00 | $225,000.00 | |
Section 12
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Section 13
Section 14
No — if anything, the opposite. Quorum is only 1/3 of eligible votes, in person or by proxy. If quorum isn't met, the meeting adjourns to the same day and time the next week and then proceeds regardless of quorum. A boycott doesn't block the resolution; it just means fewer NO votes are in the room.
That's exactly the case for strata financing (see Financing): the corporation borrows the whole amount and repays through fees — no personal loan, no credit check on you. Raise this as an amendment before the vote; once a lump-sum levy passes, an unpaid share risks a lien plus the $50/month fine and 10% compound interest.
Resolution #1 doesn't proceed as written. Council can revise the scope, get independent reports, and bring a new resolution to a future meeting. For repairs tied specifically to safety, the strata could apply to the BC Supreme Court for approval if a vote gets a majority but falls short of 3/4 — a narrow, court-supervised exception, not a routine fallback.
Yes, and the usual rule doesn't apply here. Resolution #1 states that whoever owns the unit on September 21, 2026 remains responsible for the full levy even after selling. Buyers' lawyers typically require confirmation the levy is paid before completing a sale, so expect this to come up at closing regardless of the four-instalment schedule. Talk to your realtor or lawyer before listing.
No, not directly. See For tenants for how the RTB-52/RTB-53 process actually works, the 120-month amortization, and the 3%-per-phase cap.
The levy is charged to the owner on title, not to you, unless your lease specifically says otherwise. An owner can assign voting rights to a tenant (SPA s.147), and an assigned tenant then has a right to notices and information (s.148) — more simply, an owner can just name you as their proxy. Check your lease, and ask your landlord in writing.
Because Resolution #1 itself names them — as the firm behind the $800,000–$1,000,000 estimate, and as a candidate to also be hired as project manager overseeing the confidential bidding process. That overlap is exactly the kind of detail worth asking about directly (see Who'd actually do the work). It isn't an accusation — Gunn is expected to attend the SGM and can answer the question directly.
At the February 23, 2026 AGM, the Residential Section passed a $100,000 special levy (a 3/4 vote, unanimously carried) to top up the Contingency Reserve Fund, with a $200/month late fine, due August 2026. This September's Resolution #1 asks for up to $1,000,000 more — $900,000 as a new special levy plus up to $100,000 from that same CRF.
Yes, specifically on Resolution #1 as currently written — because it asks owners to approve a dollar figure before the scope, contractor, and final cost exist to check it against, through a bidding process the resolution itself describes as confidential. A NO vote isn't a claim the elevators don't need work, or that anyone's done something wrong — it's a request to see the paperwork before signing off on up to $1,000,000. See the technical options and financing comparison for what we think should happen next.
Not yet known — the package doesn't say. That's one of the two open questions flagged in What's actually in Resolution #1, and one of the first things worth asking the chair on Sept 21.