Which items must be decided by the council collectively?
A strata council may delegate its certain power or duty to one particular person, say the Council President or the Property Manager; however, Under the Strata Property Act and regulations, a strata manager or strata management company cannot:
act as an arbitrator in an arbitration proceeding without the consent of all parties
keep strata corporation records beyond four weeks after the termination of the contract
act as a proxy holder for any voter in the strata corporation
hold a hearing on behalf of the strata council
Under the Standard Bylaws (which can be amended), a strata manager cannot:
determine if a person has contravened a bylaw or rule
determine if a person should be fined or determine the amount of a fine for the contravention of the bylaws or rules
determine if a person should be denied access to a recreational facility
spend strata corporation money for a specific expenditure without a strata council resolution authorizing the specific expenditure or
spend strata corporation money for general expenditures without a delegation of a general spending authority by a strata council resolution. The resolution must set out the maximum sums that can be spent, the purposes for which money can be spent and any conditions that have to be met before money can be spent.