Gaining control of the board

If you don't want to sell and you want to wrestle control of the board away from the present entrenched board members, there are two different approaches that you can take.

Indirect approach
Instead of starting an open fight with the board, become a director. Keep your mouth shut and your ears open.

Use the position to learn how the board conducts its meetings and see who is the dominant player. It may be the president; another board member or perhaps it is the manager that runs the place.

You will learn which owners have issues with the board, which owners are self-interested trouble makers and which owners are getting jerked around by the manager and the board.

You will have the opportunity to learn where the corporation’s records are stored, the names and contact numbers for all the contractors used and you should be able to know which units are owner-occupied and what ones are rented. Try to get a copy of the names, addresses and phone numbers for all the absentee owners.

You should be able to stay on top of the current financial situation. This is very important as you need to know if the corporation has sufficient cash flow to meet its obligations. You will also know if there are units are in arrears, how much is owed and for how long. It is important to know if steps are being taken to collect the unpaid condo fees. (You need to know what units are in arrears over 30 days because they cannot vote.)

You also need to know if a senior says he is the owner but in reality a son or daughter owns the unit and is the registered owner. If the senior signs a proxy, you will know that unless he has a letter from the registered owner stating the resident has the authorization to bind the owner, that proxy is valueless.

Divisions
You will also see if there is a split on the board. Often there is a director or two who are not happy with the way decisions are made but they keep quiet. You need to befriend them and insure they do not resign.

Get another supporter on the board. You may now be able to form a majority.

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