Tony Gioventu
Province

Dear Condo Smarts:

Our strata community has been at war for years as to whether we are allowed to hang flags from our balconies or not.

Every time a flag is flying for some nation that’s politically unpopular, the council receives a number of complaints and we tend to advise only those owners that they have to remove their flags. We’re not sure what to do this time. Summer brings out everyone’s flags and the wars will begin once more.

Last year, an owner awoke to their flag in flames on their flag post. Can you offer us any advice on how to put an end to this?

— Mrs. M. Lawson, Richmond

Dear Mrs. Lawson:

Use of common property for hanging of flags, festival lights, posters, signs and notices are all governed by your strata-corporation bylaws.

The strata corporation has to be extremely careful, however, when they are “discriminating” against owners who are permitted to fly flags and those not permitted because of the political identity of the flags.

The Canadian Charter of Rights and Freedoms imparts 34 principles of law on Canadians.

In the creation and enforcement of bylaws, the strata corporation needs to contemplate these principles and whether they are acting unfairly and in the best interest of the strata corporation.

The Charter guarantees the rights and freedoms of conscience and religion, thought, belief, opinion and expression, subject to reasonable limits.

There are some practical questions that the strata should consider.

How are the flags being flown? Are people screwing flag mounts into the walls or onto the rails (this may cause damage to the building envelope)? Are flags obstructing other owners’ use and enjoyment of their strata lots? Is there a limited period of time that flags can be flown?

Many strata corporations permit small flags being displayed from strata lots and have installed a central flag post for a Canadian flag.

Whatever you do, ensure the bylaws are legally enforceable, that they apply to everyone equally, and contemplate the practical and physical requirements of your buildings.

Thankfully, on this Canada Day, we can celebrate our freedoms and respect the rights of our neighbours.

Tony Gioventu is the executive director of the Condominium Home Owners Association (CHOA). Contact CHOA at 604-584-2462 or toll-free at 1-877-353-2462, or fax at 604-515-9643,or go to www.choa.bc.ca,or e-mail [email protected]

© The Vancouver Province 2007

Shell Busey
Province

Q  We’re having problems with mould growing around our caulking and in the grout between the tiles in two of our bathrooms. Both bathrooms have exhaust fans which are run for at least 45 minutes each time someone showers or bathes. I’ve been spraying a combination of bleach and water, which helps a little bit, but then it reappears and now seems to be even tougher to get off. My in-laws lived in this house for 20 years before us and as far as I know never experienced this problem. Where we have peeled away some of it, there is black mould firmly in place that can’t even be scraped off.

— Walter

A  The black spore that grows or forms in and around a bathtub is caused by a lack of drying the shower and bath after each usage. A good practice is to towel or squeegee the entire area down after every shower. Then leave the bathroom fan running for at least an hour per bath or shower with the door open to the bathroom. Timers or de-humidistats are a great investment for the proper operation of your bathroom fans. To get rid of the spores, you must keep the moisture down and use proper ventilation.

Clean the area to be recaulked using the It’s Just That Easy Grout & Ceramic Cleaner available at Windsor Plywood or Home Hardware. Once you’ve scraped off the old caulking, use a silicone-grade bathroom caulking. Fill the bathtub with water and let sit overnight as the caulking dries.

Q  We just bought a home that was previously owned by heavy smokers. We are removing all the carpets and repainting before we move in. What else can we do to get rid of the cigarette-smoke odour?

— Shelly

A  A new carpet and washing down your walls with TSP before painting will help. As well, contact Medallion Healthy Homes for a treatment that will completely eliminate any odours. They can be reached by calling 1-866-633-2554. Also, change your furnace filter and have your ducts cleaned.

Shell Busey can be heard every Saturday morning from 5 to 8 a.m. on Vancouver’s CKNW AM980. To send in your home improvement questions, go to www.askshell.com. Include name, city and phone number.

© The Vancouver Province 2007