Understanding Strata Corporations and the Human Rights Code
The Human Rights Code aims to prevent discrimination, promote equality, and provide redress for those discriminated against. It prevails over other legislation, including the Strata Property Act. Strata corporations are subject to various provisions of the Code, impacting areas such as publications, accommodation, employment, and more. Breaches of the Code within strata corporations can lead to liability for both the corporation and its members.
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STRATA CORPORATIONS AND THE HUMAN RIGHTS CODE __________ Cleveland Doan LLP Strata Lawyers PRESENTED BY SHAWN M. SMITH
THE CODE The Human Rights Code is a provincial statute. Broadly speaking its purpose is to prevent discrimination and discriminatory practices. The specific intent of the Code is set out in Section 3. It is: (a) to impediments to full and free participation in the economic, social, political and cultural life; foster a society in which there are no (b) to promote a climate of understanding and mutual respect where all are equal in dignity and rights;
THE CODE Cont. (c) to Code; prevent discrimination prohibited by this (d) to identify and eliminate persistent patterns of inequality associated prohibited by this Code; and with discrimination (e) to provide a means of redress for those persons who are discriminated against contrary to this Code.
THE CODE Section 4 of the Code provides that it prevails over all other legislation; including the Strata Property Act (SPA). Section 121 of the SPA states that a bylaw which contravenes the Code is unenforceable. One exception to this rule is Section 41(2) of the Code, which permits discrimination based on age.
THE CODE APPLIES TO STRATA CORPORATIONS Strata corporations can be affected by the following provisions of the Code: S.7 discriminatory publications (i.e. minutes); S.8 accommodation, service and facility; S.9 purchase of property (requests made by a buyer); S.10 tenancy (bylaws pertaining to tenants); S.11, 12 and 13 employment (caretakers, concierges, etc);
THE CODE APPLIES TO STRATA CORPORATIONS A strata corporation is considered to provide services which are customarily available to the public - Konieczna v. The Owners Strata Plan NW2489, 2003 BCHRT 38. As a result of its carrying out its statutory duties under the SPA, strata corporations have been held to be providing management services . Williams v. Strata Council No. 768, 2003 BCHRT 17; The Owners, Strata Plan LMS 2900 v. Hardy, 2016 CRTBC 1
THE CODE APPLIES TO STRATA CORPORATIONS Strata breaches of the Code where compliance is dependent on their actions - Kayne v. Strata Plan LMS2374, 2004 BCHRT 62. council members can also be liable for Claims against strata managers are usually dismissed as they have no say in whether or not to grant an accommodation McDaniel v. Strata Plan LMS1657, 2012 BCHRT 42.
THE CANADIAN CHARTER OF RIGHTS AND FREEDOMS The Charter applies only to interactions between an individual and the state. It does not apply to private relationships such as that between an owner and a strata corporation - Condominium Plan No. 931 0520 v. Smith (1999), 24 RPR (3d) 76). Strata Plan NW 499 v. Kirk 2015 BCSC 1487.
JURISDICTION OVER THE CODE Jurisdiction over the application of the Code falls primarily to the BC Human Rights Tribunal ( BCHRT ). However, the Civil Resolution Tribunal ( CRT ) also has the ability to apply the Code in certain circumstances. One doesn t take precedence over the other, but both can dismiss a claim if it has been resolved in another forum.
JURISDICTION OVER THE CODE The CRT does not have jurisdiction to consider whether there is a conflict between the Code and the SPA -The Owners, Strata Plan K 669 v 1104456 B.C. Ltd 2018 BCCRT 553. Nor can it deal with claims of discrimination and award damages for that - Leary v. The Owners, Strata Plan VR 1001, 2017 BCCRT 76; Campbell et al v. The Owners, Strata Plan BCS 2742, 2019 BCCRT 111. The CRT will generally apply the Code to address whether a bylaw is enforceable (i.e. does it contravene the Code?) or if there has been a breach of a bylaw.
WHAT IS DISCRIMINATORY CONDUCT? Discrimination has been defined as: a distinction, whether intentional or not but based on grounds relating personal individual or group, which has the effect of imposing burdens, obligations, or individual or group not imposed upon others, or which withholds or limits access to opportunities, benefits, and advantages available society. -Andrews v. Law Society of B.C. (1989) 1 S.R.C.143 characteristics of the disadvantages on such to other members of
WHAT IS DISCRIMINATORY CONDUCT? Section 2 of the Code provides that there does not need to be any intention to discriminate in order for there to be a violation of the Code. If the effect of an action or decision is discriminatory, that is enough to amount to a violation.
WHAT IS DISCRIMINATORY CONDUCT? Very rarely is there an actual intention on the part of a strata corporation to discriminate. The implementation of a policy designed to address some other problem or issue. This is referred to as ( adverse affect discrimination). discrimination usually results from the A common example of this is a bylaw which prohibits pets. While the bylaw applies to all owners equally, it negatively impacts a person who needs a therapy or assistance dog.
WHAT IS DISCRIMINATORY CONDUCT? Discrimination enumerated grounds or factors set out in the Code: must be based on one of the race, marital disability, sex, sexual orientation, gender identity or expression, or age of that person. colour, status, ancestry, family place status, of physical origin, religion, mental or Must treatment and the alleged ground of discrimination- Smith v. Strata Corp NW2206, 2018 BCHRT 247 be a connection between the differential
WHAT IS DISCRIMINATORY CONDUCT? A person alleging discrimination must show that: they have a characteristic protected from discrimination; that they have experienced an adverse impact in a protected area; and that the protected characteristic was a factor in the adverse impact Neither the Code nor the BCHRT is responsible for policing every aspect of an individual s social or council-related activities simply because that individual lives in a strata complex - Meyer and Meyer v. Strata Corporation LMS 3080 and Boies, 2005 BCHRT 89
SECTION 8 PROVISION OF ACCOMMODATION, SERVICES AND FACILITIES Section 8(1) A person must not, without a bona fide and reasonable justification, (a) deny to a person or class of persons any accommodation, service or facility customarily available to the public, or (b) regarding any accommodation, service or facility customarily available to the public because of the race, colour, ancestry, place of origin, religion, marital status, family status, physical or mental disability, sex, sexual orientation, expression, or age of that person or class of persons. discriminate against a person or class of persons gender identity or
SECTION 8 PROVISION OF ACCOMMODATION, SERVICES AND FACILITIES The captures many things which a strata corporation does in relation to the exercise of its powers and the fulfillment of its duties under the SPA. very broad definition of the word service It includes such things as administering the common property, assigning parking stalls, considering and approving alteration requests, enforcing bylaws and considering the need for exemptions under a bylaw.
ACCOMMODATION Accommodation is the obligation of the strata corporation to take steps to assist or allow a person with a disability to participate in the strata community and live in their home on an equal basis with all other owners, tenants and occupants.
ACCOMMODATION What constitutes a disability was discussed in Anastacio v. Patterson Dental, 2014 BCHRT 111: Generally requires a state that is involuntary, has some degree of permanence, and impairs a person's ability, in some measure, to carry out the normal functions of life. Normal ailments such as a cold or flu are not disabilities. Medical conditions characterized by significant degree of permanence and which substantially interfere with a person's ability to participate fully in his or her employment and enjoyment of life.
ACCOMMODATION The obligations of the strata corporation with respect to a person with a disability are: A strata corporation must accommodate a strata resident with a disability to the point of undue hardship. The accommodation involved are required to work together to find a solution that adequately balances the competing interests. process is one in which all those Process requires a strata corporation to take positive steps to achieve a reasonable solution.
ACCOMMODATION Cont. Parties refinements as until a satisfactory resolution is achieved or it is clear that no such resolution is possible. exchange alternative suggestions and Strata perfect solution from the complainant s point of view but, rather, to accommodation in the circumstances of the case. corporation is not required to provide a provide a reasonable Herbert Stengert obo others v. Strata Plan BCS2427, 2018 BCHRT 70
ACCOMMODATION The duty to accommodate arises only upon the strata corporation becoming aware that a person suffers from a disability - Brown v. The Owners, Strata Plan LMS952, 2005 BCHRT 137 There must also be a request made for accommodation and the request must be denied before there can be discrimination. - Shakun v. Ospikia Place PG6 Council and Pace Realty Corporation 2009 BCHRT 121.
ACCOMMODATION The person claiming a need for the accommodation on the basis of a disability must also be prepared to disclose the nature of their medical evidence available to support the specific type of accommodation they are requesting - Menzies v. Strata Plan NW2924, 2010 BCHRT 33 condition and have Strata corporation has a duty under PIPA to keep that confidential (both in minutes and discussion)
ACCOMMODATION There must be a nexus between the disability and the accommodation requested LMS737, 2010 BCHRT 276; Dandurand v Strata Plan KAS 3558, 2016 BCHRT 47. Judd v. Strata Plan Not outlining the restrictions or limitations of a person s disability. Sometimes it is obvious. - Birchall and Another Obo v BCS 61 Strata Corporation, 2017 BCHRT 72. always necessary to have a medical report
ACCOMMODATION The lack of a mobility aid or the fact that other owners with similar limitations can do a task, does not negate the strata corporation s duty to accommodate. Accommodation individualized process - Khan v Strata Plan VR 127, 2016 BCHRT 43 is an The strata corporation s duty to accommodate is ongoing, even after a complaint is filed - Bowker v Strata Plan NWS 2539, 2019 BCHRT 43
ACCOMMODATION The burden placed on a disabled individual is an element that will be taken into consideration when assessing the adequacy of the steps taken by a strata to accommodate a disabled person - D v The Owners, Strata Plan VIS---- 2017 BCCRT 68. A delay in finding a reasonable accommodation or failure on the part of a strata corporation to educate itself or a demonstration of a reluctance to implement the accommodation can result in a breach of the Code - Bowker v Strata Plan NWS 2539, 2019 BCHRT 43.
ACCOMMODATION Where the problem can easily be solved by the complainant, there may be no adverse impact and thus no duty to accomodate - Stephenson v Strata Corporation VIS 1419, 2014 BCHRT 110.
LEARY ANALYSIS The person seeking accommodation must: The person seeking accommodation must: Advise the strata council of their disability and provide enough information for the strata council to understand that the person has a disability. Co-operate with the strata to provide sufficient medical information to accommodation and allow the parties to understand what options are appropriate. This may include a medical report. A brief doctor s note on a prescription pad will probably not be comprehensive enough. establish the need for
LEARY ANALYSIS Cont. Co-operate solutions. The person seeking the accommodation is not entitled to a perfect accommodation, but to one that reasonably addresses their needs and upholds their dignity in their housing. with the strata to discuss possible Co-operate with professionals or other parties who may have to be involved to explore accommodation solutions, including facilitating access to their unit and answering ongoing requests for information.
LEARY ANALYSIS The strata council must: The strata council must: Address requests for accommodation promptly, and take them seriously. Gather enough information to understand the nature and extent of the need for accommodation. (The strata corporation is entitled to request medical information that is related to the request for accommodation. It is not entitled to any more information than is strictly necessary for this purpose. If the strata requests further medical reports, it should be at the strata s expense.)
LEARY ANALYSIS Cont. Restrict access to a person s medical information to only those individuals who accommodation process and who need to understand the underlying medical condition. are involved in the Obtain expert opinions or advice where needed. Take the lead role in investigating possible solutions.
LEARY ANALYSIS Cont. Rigorously assess whether the strata can implement an appropriate accommodation solution. Ensure that the strata representatives working on the accommodation are able to approach the issue with an attitude of respect.
LIMITS ON THE DUTY TO ACCOMMODATE A strata corporation may not be found to be in violation of the Code if it can establish a bona fide and reasonable justification for its actions. Three questions must be asked: Was the policy/action accomplish a legitimate purpose or goal of the strata corporation? Was the policy/action implemented in good faith, in the belief that it was necessary for the fulfillment of a legitimate purpose? Can the strata corporation show that it could not meet its goal and complainant without incurring undue hardship? reasonably necessary to still accommodate the
UNDUE HARDSHIP The undue hardship arguments raised in this case are somewhat unique. Although cost is a factor that the Tribunal can always take into account in assessing undue hardship, here what is at issue is not a cost that is to be borne by an employer, or a government service provider, but, ultimately, by the individual owners of the strata. Holowaychuk v The Owners, Strata Plan NW332, 2008 BCHRT 274
UNDUE HARDSHIP I find that hardship is undue if viability of the strata s co-operative framework, which I conclude is what would happen here if the strata were required to act with leniency towards the owner at this point. The Owners, Strata Plan LMS XXX v. D.B., 2017 BCCRT 117, CRT stated it threatens the
UNDUE HARDSHIP In order to establish a defence of undue hardship, the strata corporation must show that it considered all reasonable alternatives for accommodation and that there were none Bowker v Strata Plan NWS 2539, 2019 BCHRT 43.
MANAGEMENT OF THE COMMON PROPERTY The fact that when a building was built, the Building Code did not require it to be accessible makes no difference to the strata accommodate - Basic v. The Owners, Strata Plan BCS 1461, 2007 BCHRT 165. corporation s duty to The fact that the developer put a certain arrangement in place is not an automatic defence - Birchall and Another Obo v BCS 61 Strata Corporation, 2017 BCHRT 72.
MANAGEMENT OF THE COMMON PROPERTY The strata corporations need not provide access in the exact way the owner requests. obligation by providing a reasonable alternative - D v The Owners, Strata Plan VIS, 2017 BCCRT 68. It can meet its It accommodation if an acceptable alternative already exists Ross v. Strata Plan NW608, 2007 BCHRT 274 may not even need to provide the requested
MANAGEMENT OF THE COMMON PROPERTY In carrying out its repair and maintenance duties, the strata corporation has a duty to do so in a timely manner where a delay someone with a disability - Birchall and Another Obo v BCS 61 Strata Corporation, 2017 BCHRT 72; Kates v. Strata Plan VAS2844, 2018 BCHRT 20; Garrow v. Strata Plan LMS1306 (No.3), 2012 BCHRT 4. would adversely impact
MANAGEMENT OF COMMON PROPERTY SOME EXAMPLES Menzies v. Strata Plan NW2924 2010 BCHRT 33 owner complained that the vinyl windows installed as part of the building envelope repair didn t let enough light in and that affected her depression; Perron v. The Owners, Strata Plan NW164 - 2009 BCHRT 59 owner required a ramp for wheel chair access to the building s front entrance;
MANAGEMENT OF COMMON PROPERTY Holowaychuk v. The Owners, Strata Plan NW332 2008 BCHRT 274 owner used a walker and had to navigate a small set of stairs in the lobby in order to get to her suite Basic v. The Owners, Strata Plan BCS 1461 2007 BCHRT 165 owner was in a wheel chair and requested that the strata corporation install automatic door openers
MANAGEMENT OF COMMON PROPERTY Ross v Strata Plan NW 608, 2007 BCHRT 80 Complainant who was unsteady on his feet and uses a cane and sometimes uses a motorized scooter wanted to install a gate and a pathway to his patio sometimes Herbert Stengert obo Six Residents of 19673 Meadow Garden Way v The Owners, Strata Plan BCS 2427, 2018 BCHRT 70 The Complainants all had physical disabilities which made using the standard doorknob difficult for them wanted to replace the round doorknob with a more accessible lever-style handle.
MANAGEMENT OF COMMON PROPERTY Ireland v Fraser Campbell Property Management and others, 2013 BCHRT 265 The Complainant had a disability that required her to use a medical scooter that needed to be plugged in. The strata corporation assigned parking spot next to an corporation charged $10 per month for use of the parking spot and subsequently passed a bylaw to that effect. There was no charge for the use of the bicycle parking spots. the Complainant plug. The a electrical strata
MANAGEMENT OF COMMON PROPERTY D v The Owners, Strata Plan VIS 2017 BCCRT 68 The 72 year old complainant had mobility issues. The assigned LCP parking space entrance which was accessed by going up a ramp, along a brief walkway, and then through a door which opened out. In response to the owner s difficulties re access, the strata installed an automatic door opener on the front entry; The BCHRT held that the strata had taken adequate steps to accommodate the applicant walking distance to the front entry not a significant burden as she was able to regularly walk to her vehicle and around the block. was closest to the back particularly since the
MANAGEMENT OF COMMON PROPERTY Birchall and Another Obo v BCS 61 Strata Corporation, 2017 BCHRT 72 Complainants parking stalls on the grounds of a physical handicap. wrote to the Respondent requesting new The requests were denied by the strata on the basis it has no jurisdiction to force the strata lot owners to exchange parking stall and that there were only ever three handicap parking stalls . BCHRT found that the Parking Stall Lease scheme enables discriminatory policies as Respondent failed to take the necessary steps to address. it enabled an impediment.
MANAGEMENT OF COMMON PROPERTY Kates v. Strata Plan VAS2844, 2018 BCHRT 20 This complaint involved mold in the Complainant s strata lot and the strata s failure to repair a water ingress issue. Complainant claimed a significant health impact the mold has on her and seeking to have the issue remediated. Strata considered the remediation contractor completed and remediation steps were taken and no further actions are required. Full remediation too expensive. Strata was not able to demonstrate that it had taken all possible measures and considered all available options to address problem. of mold all by the claimed necessary
ALTERATION REQUESTS The strata corporation has a duty to undertake an honest and thorough assessment Seymour v Strata Plan VIS 2551 (No. 2), 2018 BCHRT 186. of the request - Owner making a request has an obligation to provide information about the proposed alteration to allow proper assessment the of request -Testar v. The Owners, Strata Plan VR 1097, 2009 BCHRT 41; Calderoni v. Strata Council Plan K6, 2009 BCHRT 10.
ALTERATION REQUESTS Concerns about the impact of the alteration on the building are a legitimate factor to consider - Dennis Susko v The Owners Strata Plan LMS 2226, 2018 BCCRT 249. Where an accommodation is warranted and there are no alternative options, the request must be approved regardless of any prohibition in the bylaws - Shannon v. The Owners, Strata Plan KAS1613 (No. 2), 2009 BCHRT 438.
ALTERATION REQUESTS Shannon v. The Owners, Strata Plan KAS1613 (No. 2) 2009 BCHRT 438 owner suffered from chronic obstructive pulmonary disease and required his strata lot to be kept cool. Although he had air conditioning he sought permission to install a sunscreen on the exterior of the strata lot. the strata council refused on the grounds that the screen was not permitted by the bylaws. Tribunal held there was discrimination based on the adverse effect that denying the request had on the owner. while the standard of no screens was reasonable, the strata still had a duty to accommodate him. It failed to show there were any reasonable alternatives.
ALTERATION REQUESTS Seymour v Strata Plan VIS 2551 (No. 2), 2018 BCHRT 186 The Complainant is 72 years old with end stage Chronic Obstructive Pulmonary Disease and required constant use of an oxygen tank and has limited mobility. The Complainant wanted to build a walk-in show and a toilet at a comfortable height to improve his safety and accommodate his mobility. Request was denied because the Complainant did not provide certain information thought necessary to assess the request; the strata corporation
