OPERATIONAL SERVICES (PROPERTY MANAGEMENT CONTRACT)
THIS AGREEMENT made as of ________________________________
BETWEEN
____________________________________________
(The “Owner”)
AND
CANOPY PROPERTY MANAGEMENT
(The “Manager” or “Canopy PM”)
1. Appointment: The Owner appoints the Manager as the Owner’s Manager on the terms and
conditions stated in this agreement. The Manager accepts the appointment.
2. Property: The land known as ______________________________________, including all buildings and
improvements, and the equipment and the other assets of the Owner are called the
“Property” in this Agreement.
3. Manager’s duties: The Manager will perform all duties that are normal or necessary for a
property manager of a similar property including those listed in the Manager’s Duties –
Schedule A. If the Owner requires services that are not listed, a written request will be made
to the Manager who will respond with a written fee proposal within one week. The Owner
will consider the request, but is not obligated to accept it.
PERFORMANCE REQUIREMENTS
4. Standard of performance: The Manager will perform its duties in a faithful, diligent,
efficient and honest matter using its best skill and judgment.
5. Owner’s right to make decisions: The Owner has the right and obligation to make its own
decisions, manage its own affairs, and oversee any work performed on its behalf.
6. Directions of Owner: The Manager will act according to specific directions and resolutions
from the Owner’s Director(s). The Owner will appoint a specific director to communicate
with the Manager as the day-to-day contact person.
7. Basic documents: The following “Basic Documents” apply to the Owner:
(a) the Social Housing Reform Act and regulations and local rules set by the Social Housing
Unit of the City of Toronto
(b) The rent-geared-to-income service agreement between the Owner and the Social
Housing Unit of the City of Toronto
(c) A lease of the Owner’s land and buildings;
(d) Articles of Incorporation, By-Laws, written Policies and Procedures of the Owner;
(e) The Owner’s annual operating budget;
All as amended from time to time. The Manager will make sure that its personnel are fully
familiar with these Basic Documents. The Manager will perform its duties in a way that
complies with the Basic Documents. IF the Manager becomes aware of any non-compliance,
the Manager will promptly notify the Owner in writing including any suggestions for dealing
with the situation.
8. Legal requirements: The Owner must comply with applicable laws, by-laws, codes,
regulations, standards and agreements. The Manager becomes aware of any non-compliance,
the Manager will promptly notify the Owner in writing including any suggestions for dealing
with the situation. The Manager will perform duties in a way that complies with these legal
requirements.
9. Signing and spending authority: The Manager will not have signing authority over any
accounts of the Owner.
The manager may be authorized to spend money or enter into contracts on behalf of the
Owner in accordance with the Owner’s by-laws and written policies with board authority.
10. Conflict of interest: The manager promises that it and its staff do not have any actual or
apparent conflict of interest respecting the Owner and will not have any during the term of
the Agreement. The Manager will immediately report any actual or apparent conflict of
interest to the Owner in writing. If the Owner determines that the Manager has an actual or
apparent conflict of interest that is not accepted by the Owner, the Manager must take steps
to remedy the situation. If that does not happen, the Owner may terminate this Agreement
on thirty days written notice under paragraph 24. The Manager and its staff will sign all
certificates, declarations and forms as may be required by the Owner.
If the Owner is subject to the Social Housing Reform Act, the Manager will comply with the
requirements relating to conflict of interest in Ontario Regulation 339/01 or any
replacement rules that may have been agreed to by the Owner with the service manager. For
this purpose the Manager and each of its employees will be considered agents of the Owner.
Confidentiality: The Owner’s policy is to protect the interests of Owner members (and any
tenant of the Owner) with respect to their personal information. This includes all aspects of
their personal information, such as collection, use, storage and retention of personal
information. Specifics of this policy may be stated in the Owner by-laws and written Owner
or board policies.
In addition, the Owner and the Manager are subject to legal or contractual requirements
about personal information, which may include, among other things, agreements between
the Owner and any of its members or tenants, the Personal Information Protection and
Electronic Documents Act and its Regulations, the Social Housing Reform Act and its
Regulations, agreements with the Owner’s Service Manager and the Municipal Freedom of
Information and Protection of Privacy Act.
11. In addition, the Owner policy is to protect the interests of Owner employees with respect
to their personal information and to protect the interest of the Owner in information about
the Owner’s business.
The policies, laws, regulations and contracts referred to above are called “Information
Requirements” in this Agreement. The information that is covered or controlled by the
Information Requirements is called “Protected Information” in this Agreement.
The manager agrees that it and its personnel will perform its duties under this Agreement in
a way that ensures that the Owner complies with al Information Requirements. If the
Manager becomes aware of any way in which the Owner does not comply, it will promptly
notify the Owner in writing, including any suggestions for dealing with the situation.
The Manager agrees that it and its personnel will observe all Information Requirements. The
Manager agrees that it and its personnel will keep secret all Protected Information unless
disclosure is required by law or directed by the Owner or the person whom the information
concerns. This applies during the term of this Agreement and after the end of this
Agreement.
The Manager and each of its personnel performing services at or with respect to the Owner
will sign an Information Protection Agreement in the form shown in Schedule C. The
Manager will deliver these Agreements to the Owner at the start of this Agreement and on
any change in personnel.
The Management shall ensure that it abides by the Owner’s Privacy Policy and Procedures,
which are in accordance with applicable privacy law. This clause shall survive beyond the
termination of this agreement.
12. Emergencies: The Manager will give the board the telephone numbers for contracting an
agent or employee of the Manager at any time during the day or night in case of an
emergency as defined in the Owner’s by laws. The Manager will deal promptly with
maintenance and operation emergencies at the Property.
12. Annual evaluation: At least two (2) months before the anniversary date of the contract,
the Owner and the Manager will conduct a joint co-operative evaluation of the services
provided to the Owner by the Manager under this agreement and the Owner’s contractors.
The purpose of the evaluation is to improve services and resolve any problems identified by
the Owner, its members or the Manager. Management will notify the Board one (1) month
before the scheduled evaluation date and at the time of this notice will provide a photocopy
of this entire agreement and any supplementary agreements to the Board. The Board and the
Manager will work co-operatively to determine the most efficient and effective evaluation
process and the results of the latest evaluation will be provided to the Board at the end of the
evaluation and the beginning of next scheduled evaluation. Any unreasonable failure to
notify the Board of this evaluation will be considered a material breach of this Agreement.
New Constituted Boards: The Manager should provide newly constituted Board members
with all relevant documents and educational materials in a binder that Board members will
require to discharge his/her duty of case as a director. At a minimum, the Manager will
provide the Board with a copy of the current management agreement and any appendixes, a
copy of the latest management evaluation review, a copy of the management and the
Owner’s insurance policies, one copy of the current by-laws, director indemnity forms and
everything in the Organizational By-law for new directors.
FEES AND PERSONNEL
14. Fees: The Manager will be paid _________________________________________($
) annual
fee for the ____ months starting from _______________________ for its services as Manager, plus
Goods and Services Tax, plus permissible disbursements described in paragraph 15. The fess
will be payable in equal monthly installments of ______________________________________________
(plus GST) on the fifteenth (15th) day of each month during the term of this Agreement.
The Manager’s fee includes all administrative costs, overhead and indirect costs of the
Manager and the cost of personnel referred to in paragraph 17. The Owner will be
responsible for providing the office, other facilities, equipment and supplies.
15. Authorized disbursements: These are reasonable co-op related expenses allowed such
as travel (other than travel to and from the Owner, off-site copying, postage and courier,
facsimiles, long distance telephone charges, and out-of-pocket meeting expenses.
16. Manager’s staff: The Manager must provide staff according to the Owner’s staffing
requirements. Senior and specialized personnel of the Manager must be available when
needed, on a request from the Owner with reasonable notice. When the Manager’s staff is not
available for more than two days because of vacations, illness, or other reasons, the Manager
will provide replacements at no additional cost to the Owner and provide the Owner with
notice of the anticipated absence as soon as the Manager is made aware of the anticipated
absence.
The Manager’s staff may take up to two days lieu time without a need for replacement staff.
The payroll and payroll burden of these staff will be paid by the Manager and not charged
back to the Owner.
17. Selection of staff: The Manager will advise the Owner before changing any of the staff
performing duties under this Agreement and consult fully with the Owner respecting their
replacement. The Manager must, when possible, give the Board four weeks notice of a
change of site staff. Where reasonable and possible, when staff is transferred the Manager
will give the Board four weeks notice. The Manager will not employ any staff to which the
Owner objects in writing. The Manager will not employ members or long-term guests of the
Owner, unless they could also be employed directly under the Owner’s by-laws.
18. Manager’s responsibility for claims against the co-op: The Manager will be
responsible for claims for damage or injury to persons or property to the extent caused by
the negligence or wrongful act or omission of the Manager or its agents or employees. A
claim includes a legal proceeding or any other kind of liability.
The Manager will be responsible for claims against the Owner and against its officers,
directors, occupants, employees and agents to the extent caused by the negligence r
wrongful act or omission of the Manager or its agents or employees. The Manager will pay
the Owner’s legal and other costs of dealing with the claim and pay the claim, if valid, or any
reasonable compromise. The Owner will have the right to defend all claims referred to in this
paragraph.
19. Owner’s responsibility for claims against the Manager: The Owner is responsible for
claims against the Manager and against its agents and employees, except to the extent caused
by the negligence or wrongful act or omission of the Manager, its agents or employees. The
Owner will pay the Manager’s legal and other costs of dealing with the claim and will pay the
claim, if valid, or any reasonable compromise. The Owner will have the right to defend all
claims referred to in this paragraph. The Manager will ensure that the liability of the Owner
under this paragraph is covered under the insurance policy of the Owner.
20. Fidelity bond & Manager’s insurance: The Manager will be fully responsible for the
honesty of its employees. The Manager will maintain a fidelity bond or equivalent employee
dishonesty insurance coverage in an amount of not less than One Hundred Thousand Dollars
for each occurrence, covering the Manager and all of its employees dealing with the Owner’s
money. Any claims by the Owner or anyone else resulting from dishonesty of an employee of
the Manager will be made against the Manager’s fidelity bond or employee dishonesty
insurance and not the Owner’s. Any losses to the Co-op or its members due to dishonesty of
the Manager’s employees (whether or not covered by the Manager’s fidelity bond or
employee dishonesty insurance) will be the responsibility of the Manager. The Manager’s
responsibility will not be reduced because of any contributory negligence, collusion or any
other action or inaction by the Owner or its staff or members.
The Manager will maintain general liability insurance for its operations under this
Agreement, in an amount of not less than One Million Dollars for each occurrence, with the
Owner listed as an additional insured. The liability insurance policy will include technical
provisions known as “severability of interests” and “cross liability among insured”
The Manager will maintain errors and omissions insurance coverage in an amount of not less
than One Million Dollars for each occurrence.
The fidelity bond and insurance will contain a clause saying that they cannot be terminated
by either the insurer or the Manager unless at least two months written notice is given to the
Owner.
The Manager will maintain Workplace Safety and Insurance Board coverage for all its
employees at the Owner.
The Manager will deliver a certificate or other proof of the Manager’s fidelity bond and
insurance (including Workplace Safety and Insurance Board coverage to the Owner Board of
Directors at the time of signing this Agreement and at the first meeting after each
anniversary of signing this Agreement.
RIGHT OF USE OF MATERIAL
21. Right of use of materials: All materials prepared by the Manager other than information
pertaining specifically to the Owner are the property of the Manager. All records specifically
pertaining to the Owner are the property of the Owner, but may be provided by the Manager
to the Ministry of Municipal Affairs and Housing and/or Canada Mortgage and Housing
Corporation and/or the Service Manager and/or suppliers for the purposes of managing the
Owner.
On the day this Agreement is terminated, the Manager will at its expense deliver to the
Owner all contracts, records, files, documents, papers, equipment, computer programs, keys,
money and other assets or property of the Owner that is in its possession. If the Manager has
any of the Owner’s records or information in machine-readable from on the Manager’s own
equipment, the Manager will destroy all such information after giving a copy to the Owner
and receiving written confirmation from the Owner that the material is adequately
transcribed.
TERM OF THE AGREEMENT
22. Term of the agreement: This Agreement will have a term from ____________________________
to _______________________. If the Manager continues providing services after the end of the term
without any other agreement, then this Agreement will continue on a month to month basis
with all other terms and conditions remaining the same. Either party may terminate the
continued agreement on thirty (30) days written notice to the other. The maximum term of
the Agreement with any extension will be three years. Renewal is not automatic.
23. Early termination: Either party may terminate this Agreement on sixty (60) days’
written notice to the other. In the event of default, either party may terminate this
Agreement on thirty (30) days written notice to the other. Notice respecting a default must
contain full details of the default and will not be valid if the party receiving the notice cures
the default within the thirty (30) day period.
24. Effects of termination: Immediately after the termination of this Agreement, the Manager
will prepare a final report reporting all information that would normally be given to the
Owner under this Agreement. The Manager will co-operate fully with the Owner’s
representatives in performing any audit or investigation for any period prior to termination
of this Agreement. The above will be performed without charge to the Owner.
Any obligations not fully performed under this Agreement, the confidentiality and
indemnification obligation and any obligations arising out of a default will continue after the
termination of this Agreement.
GENERAL
25. Relationship of parties: Nothing in this Agreement will create any partnership, joint
venture, agency, trust or other relationship between the parties. Their relations are entirely
contractual as set out in this Agreement. Neither of the parties has the authority to bind the
other or to commit it in any way, except as specifically stated in this Agreement.
26. Entire agreement: This Agreement and the documents and materials referred to in this
Agreement contain the entire agreement between the parties. No change or waiver under
this Agreement will be binding unless it is in writing and signed by the party that is bound by
it.
27. Partial invailidity: If any part of this Agreement is held invalid or unenforceable by any
court, the remainder of this Agreement will not be affected, but will remain in full force.
28. Time: Time is of the essence in this Agreement.
29. Assignment: Neither party may assign or subcontract any interest in this Agreement or
the rights and responsibilities under it without the prior written consent of the other.
30. Change in control of the corporation: The Manager shall give notice to the Owner of any
change in control of Community First Developments Inc. property management company.
31. Notice: Any notice under this Agreement may be given by personal delivery, by prepaid
registered mail, or by facsimile, as follows:
to the Owner at:
To manager at:
Either party may change its address for notice by a notice given under this paragraph
32. Signing this agreement: this agreement can be signed by facsimile. Each party can sign a
separate copy of this agreement.
33. References to the parties: Owner and management consent to lawful references to this
agreement in information documents distributed by both parties and any third party on
behalf of their party. Neither party will otherwise use the other party’s name, symbol,
trademarks or services marks without the prior consent of that party, which shall not be
unreasonably withheld, and will cease any such use as soon as is reasonably upon
termination of this agreement.
34. Waiver of breach: waiver of a breach of any provision of this agreement will not be
deemed a waiver of any subsequent breach of the agreement.
35. Notification of action: management will promptly notify board as soon as management
becomes aware of any material changes affecting their ability to comply with its duties and
obligations under this agreement such as, but not limited to, bankruptcy proceeding against
the management or any licensing or accreditation issues which would, if sustained,
materially impair management’s ability to comply with its duties and obligations under to
this agreement.
Signed with our corporate seals and the signatures of our proper authorized officers.
Manager’s Duties
Reports to: office liaison, board of directors
Hours of work: ______ hours per week, as per the staffing page at the staffing page at the end
of this agreement
The manager’s role is to:
-
carry out the board of directors; decisions in managing the Property
represent the board of directors in certain legal and other areas
be a resource person for the board, committees and members
supervise and evaluate maintenance contractors
supervise and evaluate existing staff
1. Co-op the corporate services
1.1 Represent the board in the following areas, as directed:
(a) Legal proceeding including evictions
(b) Small claims court proceedings
(c) With federal, provincial and municipal government agencies
(d) With lawyers and other professionals
(e) With insurance companies, contractors and suppliers
1.2 File required reports and notices with government agencies.
1.3. Prepare, attend and follow up meetings of the board of directors and the members.
1.4. Set up a system for administering by-laws.
1.5. See that the corporate records are kept up to date.
2. Office and Payroll / Benefits Administration
2.1. Run the office and its systems in an efficient manner by:
(a) Maintaining a filing system for all records, documents and minutes
(b) Advising the board on making the best use of computer software
(c ) Producing and circulating reports, minutes, agendas, and other
documents
2.2 Supervise the existing staff:
(a) Directing, training and being a resource for all employees
(b) Setting up work programs and priorities with employees
(c ) Evaluating and disciplining all staff
(d) Reporting to the board on staffing issues
3. Financial Management
3.1. Act the board’s direction in the following areas, but not limited to;
(a) Purchasing within the budget and spending policies
(b) Investing surplus funds
(c ) Keeping sufficient property insurance coverage up-to-date
3.2. Make sure the Owner’s financial controls are working by, but not limited to;
(a) Completing the preparation of cheques and cheque requisitions for board
approval and signature
(b) Ensuring monthly bank reconciliations are done
(c ) Making sure all deposits are done on time
(d) Controlling the petty cash system
(e) Monitoring financial statements
3.3. Provide a resource to the board by, but not limited to;
(a) Reporting regularly on financial statements, budget performance, cash
flow
(b) Working with the Finance Coordinator, treasurer and finance committee
to prepare annual operating and capital budgets
(c ) Reporting arrears every month and advising on action under the arrears
procedures occupancy and arrears by-laws
(d) Advising the board on financial management
(e) Supporting the treasurer and finance committee
3.4. Collecting the payment of housing charges by, but not limited to;
(a) Making sure payments are collected and receipts are issued
(b) Ensuring members are given notices of changes to housing charges
(c ) Making sure late payment, arrears and NSF notices are issues
3.5. Oversee the housing charge subsidy program, as government agencies require
by, but not limited to
(a) Ensuring housing charges and adjustments are calculated
(b) Ensuring annual income verification are performed
(c ) Ensuring applications for subsidy are reviewed
(d) Ensuring confidential files for households receiving subsidy are set up
3.6. Make sure the Owner’s books of account are maintained by, but not limited to;
(a) Ensuring receipts and disbursements are recorded
(b) Ensuring a general, member accounts and other ledgers are maintained
as necessary
(c ) Ensuring monthly financial statements and arrears reports are prepared
and presented to the board
(d) Arranging and making sure preparations are done for the annual audit at
the Owner’s expense
Bookkeeping and accounting duties (other than the audit) will be performed at the Head
Office of the Manager with a copy provided to the Owner’s Office on a weekly basis. Should
the Owner decide to use the Manager’s accounting software, access will be provided to the
Owner at no additional costs while the Agreement is in effect. Upon the termination o this
Agreement, all data will be transferred to the Owner in machine readable form.
4. Property and Maintenance Management
4.1. Keep and maintain the Owner’s Property in a state of cleanliness as would a prudent
owner of a well maintained dwelling comparable in type, age, class and location to the
Property.
4.2. Implement an effective preventive and routine maintenance system by:
(a) Maintaining a user friendly work order system
(b) Responding in writing to renters’ request for repair work in units
(c) Supervising on-site maintenance and cleaning staff
(d) Developing a detailed and thorough agenda and duty description for all on-site
staff and related employees
4.3. Make, carry out, or arrange for the making of all necessary repairs to the units, buildings,
grounds and equipment in the Property, including the maintenance, repair and replacement
of appliances and the heating, plumbing and electrical equipment as may be deemed
necessary for its efficient operation.
4.4. Ensure the landscaping and snow removal in the Property is adequately maintained and
cared for. Ensure the climate control of the Property is operated and maintained in
accordance to the Owner’s obligations to its renters.
4.5. Carry out regular building inspections of the Property and report any issues to the Board
and/or the Maintenance Committee should such report be necessary. Cary out or assist the
Maintenance Committee to carry out annual unit inspections and move-in/move-out
inspections. Carry out or assist the Maintenance Committee to carry out annual physical
inventory check of all belonging to the Property.
4.6. Ensure the unit turnovers are carried out efficiently and smoothly.
4.7. At the direction of the Board, negotiate and administer maintenance and service
contracts as required. Retain contractors as directed and getting competitive quotes when
necessary. Set up contracts with contractors and consultants as required. Supervise, inspect
and follow up the work of contractors.
4.8. Approve the purchase of maintenance equipment and supplies, within the spending
policy.
4.9. Ensure the fire safety system is operational and maintained at all times, and observe all
requirements under the National and Provincial Fire Codes. Ensure the weekly, monthly,
quarterly and annual inspections of the fire safety system are carried out and recorded.
Ensure the building fire log is completed on a regular basis.
4.10. Administer the building safety and security control system, including key system,
enter-phone, access card and security camera systems.
4.11. Ensure an adequate after-hour emergency on-call system is in place at the Property.
Properly train and equip the Owner’s On-call Committee to respond to building emergencies.
Develop and/or update a building emergency maintenance procedure.
4.12. Administer the parking policy.
4.13. Make sure that unit inspections are carried out and documented as required, including
before move-ins and move-outs. All inspections are to be followed up on.
4.14. Keep proper records of property maintenance on site, and administer warranty
inspection and claims as applicable
5. Renter Administration
5.1. Work with the renter selection committee to ensure good co-ordination of
responsibilities.
5.2. Respond to enquiries and receive applications
5.3. Recommend and implement marketing strategies as required, including holding
information sessions when necessary.
5.4. Follow Owner’s procedures in coordinating move-outs and move-ins
5.5. Coordinate referrals from the local coordinated access system
6. Community Development
6.1. Help build a democratic community by:
(a) Advising the renters on democratic functioning
(b) Assisting renters to understand the roles of the board and committees
(c) Assisting renters to develop approaches to conflict resolution, and
recommending mediation when needed
(d) Strengthen communications between board, committees, renters and staff
(e) Advising the renters on goal setting
6.2. Promote member education in general by:
(a) Assisting renters to get involved with the housing sector
(b) Providing members with regular Property information in plain language
(c ) Provide plain language copies of by-laws, policies and procedures to all renters
7. Property Management Strategies
7.1. Address capital work requirements as identified in a competed Building Condition
Assessment Report
(a) Work with the board on capital planning
(b) Develop a Preventive Maintenance Plan
8. Other Priority Services
8.1 Help rebuild the owner’s committee structure by:
(a) Recommending a pro-active member involvement program to the board
(b) Developing a full-time universal solutions to on-call issues
(c) Reviewing with the board the need for various committees
(d) Recruiting and arranging training for the necessary committees
(e) Promoting resources for training boards, committees, members and staff
(f) Supporting committees on an ongoing basis
Disclosure of Your Personal Information
Canopy PM will disclose the personal information provided by you in this form to the
following parties for the purposes described above:






To any social agency providing any form of assistance to you, or other government
subsidy under the Ontario Works Act, 1997, the Ontario Disability Support Program
Act, 1997 or the Day Nurseries Act, or nay government department responsible for
social housing programs under the Housing Services Act, or Chord housing
portfolio operating agreement;
To the Government of Canada, a department, ministry or agency of it, without
further notice to me if the information is necessary for the purpose of
administering or enforcing the Income Tax Act (Canada) or the Immigration Act;
To any agent working on behalf of Canopy PM for the purposes of complying with
the Housing Services Act;
To relevant agencies or next of kin in case of emergency;
To credit bureaus and other businesses that provide credit or rental history
information about you;
To a third party in connection with the potential or actual sale, reorganization,
merger, consolidation or disposition of the business of Canopy PM.
Consent
I authorize and agree that Canopy PM may collect, use and disclose the personal information
that I have provided in this form and its attachments as described above. I understand and
acknowledge that, in addition to the foregoing, Canopy PM will also collect, used and disclose
any personal information as required or permitted by law.
____________________________________
Signature
________________________________
Signature
____________________________________
Signature
________________________________
Signature
To be signed by all renters living in the unit who are 16 years of age or older.
CONSENT FORM: FOR COLLECTION, USE AND DISCLOSURE OF PERSONAL INFORMATION.
What is Personal Information?
Personal Information includes any factual or subjective information, recorded or
not, about an identifiable individual. This includes information in any form, such as:



Age, name, ID numbers, income, assets, household composition, residency
status, rent payment record, etc ;
Opinions, evaluations, comments, social status, or disciplinary actions; and
Employee files, credit records, loan records, medical records, existence of a
dispute between the owner and a renter, intentions (for example, to acquire
goods or services, or change jobs).
Personal Information does not include the name, title, business address or telephone
number of an employee of an organization.
Collection and Use of Your Personal Information
Canopy PM will collect, retain and use the personal information provided by you in
this form and its attachments for the following purpose:
 Considering your application for membership;
 Verifying the information that you have provided in your application and its
attachments relating to the administration and processing of your application
for membership;
 Calculating your rent;
 Meeting legal and regulatory requirements arising out of or relating to your
membership;
 For the use of CanopyPM auditor to verify our financial records;
 For the purpose of contracting necessary services or your next-of-kin in case of
emergence.
NAME:
(please print)
SIGNATURE:
________________________________________
________________________________________
________________________________________
________________________________________
________________________________________
________________________________________
DATE: _______________________________
L.
Deceleration
I certify that I am a citizen of Canada, landed immigrant, sponsored immigrant, or refugee
claimant. The information given on this form is true, correct, and complete in every respect
and fully discloses income from all sources. Canopy Property Management may verify my
statements.
I understand that misrepresentation of income, failure to notify the management of any
change in gross household income, or illegal residency in Canada gives the management the
right to cancel my housing charge assistance (if application) in addition to any remedy
provided by the By-Laws.
I agree to co-operate fully and give complete information in the form required by Canopy
Property Management for the purposes of any investigation it may carry concerning my
income, family size, or other qualifications.
I consent to the Canopy Property Management, its employees or agents, receiving credit
information from any credit agency or other person having such information.
All such information received by the Canopy Property Management and/or its staff and/or
the owner of the property it manages, shall be confidential and shall not be revealed to
anyone except for the purposes set out in its By-Laws and agreements.
I understand that a credit check with the credit bureau will be conducted for all adults.
I understand that living in a unit will depend on my signing a legal agreement and that before
I move in I will have to pay the first month’s housing charge. I will also pay the last month’s
rent due before I move in.
Please list banking information and all assets. If you have assets from a source not
listed below, please add it under “other”.
Assets
R.R.S.P.’S
G.I.C.’S
Investment
Inheritances
Savings Bonds
Term Deposits
Real Estate
Mortgages or
Loans
(owed to you)
“Other”
TOTAL
Name of Bank
Location
Savings Account
#
Chequing
Account #
Other Account #
Name (1)
Total Value
Name (2)
Total Value
Name (3)
Total Value
Name (4)
Total Value
Please remember- all income/assets must be declared and proof of income/ assets
listed must accompany the application.
STAFFING
Staff Provided by Manager:

Manager / Coordinator
Name: ____________________________20 hours

Administration Assistant
Name: ____________________________40 hours

Maintenance Worker
Name: ____________________________30 hours

Community Facilitator
Name: ____________________________5 hours

Bookkeeper
Name: Head Office, as required
*Plus emergencies as required.
The Manager’s duties and responsibilities are to oversee the operations and ensure that all
activities as listed in Schedule “A” Manager’s duties are performed.
Staff Provided:

Cleaner
Name: ___________________________20 hours

Cleaner
Name: ___________________________20 hours

Weekend cleaner
Name: ___________________________8 hours
Canopy PM will meet the payroll and payroll burden of the staff provided. However, the
Manager will supervise the staff.
Hours and Place of Work
Open Office Hours
Before the start of work under this Contract, the Board and the Manager will agree on open
office hours at the Property. This will be less than the number of hours provided by coordination and administrative staff, to allow time for administrative work, and will include
one evening per week.
Attendance at Meetings
Staff of the Manager will attend committee meetings if requested in advance, and if they are
held on the evening that the office is open. Staff of the Manager will attend all Board
meetings. Attendance at members’ meetings and other functions can be provided, if agreed
to in advance. Attendance at these meetings will be at no additional cost.