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RANCHO MANAGEMENT SERVICES (B.C.) LTD.

Property Management Specialists 600-1190 Hornby Street, Vancouver, B.C. V6Z 2K5 Phone: (604) 684-4508 Fax: (604) 684-1956 www.ranchovan.com

WELCOME TO ALL OWNERS! Getting started in your new home is exciting and to assist you with your new location, Rancho Management Services (B.C.) Ltd. has produced the attached package which outlines various aspects of Condominium-living. Information includes moving-in, paying your strata fees, etc. You may wish to retain this package, as a reference tool from time to time. We sincerely hope that you will enjoy your new home. If we can be of any assistance, please do not hesitate to call. Yours truly,

RANCHO MANAGEMENT SERVICES B.C. LTD. PER STRATA AGENT for BCS2762 CORA

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CONTENTS
DEVELOPMENT INFORMATION KEY CONTACTS STRATA COUNCIL STRATAS / OWNERS INSURANCE STRATA FEE SCHEDULE STRATA WEBSITE GARBAGE AND RECYCLING SECURITY FIRE SPRINKLER SMOKE ALARM VACATION MOVING IN PROCEDURE MOVING IN/OUT BYLAWS VISITORS PARKING VISITORS PARKING BYLAWS FORM K

PAGES

4 5 6 6 6 7 7 7 8 8 8 9 10 11 12 15

EMERGENCY FORM

16

P.A.D. FORM (pre-authorized debit plan)

17

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DEVELOPMENT INFORMATION
LEGAL: Suite # _____________ Strata Lot # _________ Section Block New Westminster District Strata Plan To obtain warranty repairs during the warranty period, please contact the Developer: INTERGULF GROUP OF COMPANIES Vancouver, British Columbia (Head Office) P.O. Box 11125 Suite 1750 1055 West Georgia Street Vancouver, BC V6E 3P3 CANADA Tel: (604) 683-2406 Fax: (604) 683-2407 Email: homes@intergulf.com

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KEY CONTACTS

Head Office:

Suite 600-1190 Hornby Street Vancouver, BC V6Z 2K5 Monday to Friday 8:30 a.m. to 5:00 p.m. Property Manager (24 hour answering service) (604) 684-4508 (604) 684-1956 (24 hour) pmgr@ranchogroup.com www.ranchovan.com Gus Ramirez (604) 331-4251 gramirez@ranchogroup.com Steadman Espinosa (778) 355-0515

Hours of Operation: Telephone: Fax: Email: Webpage: Property Manager: Direct Line: Email: Cora Building Supervisor Direct:

Non Emergency Emergency

(604) 945-1550

The Strata Agent is only authorized to deal with the CORA. If you are a Renter at CORA, please address any non-emergency issues to your Landlord and ask him/her to contact Rancho. Rancho is on call 24/7 for building emergencies. If you have after-hours issues that requires Ranchos immediate attention, please call their head office. In a true emergency, call 911.

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STRATA COUNCIL
Your Strata Council is elected at each years Annual General Meeting. The Council meets every 4 to 6 weeks to discuss building issues, respond to Owner requests, monitor budgets, and plan for any upcoming capital improvements. If you would like to have an issue considered by Council, please email the Strata Agent, who will forward the issue to all Council Members for discussion at the next Council Meeting.

STRATAS / OWNERS INSURANCE


The Strata Corporations insurance covers the common property, common assets, buildings shown on the strata plan and fixtures built or installed on a strata lot, assuming that the fixtures are built or installed by the owner/developer as part of the original construction on the strata lot (please refer to section 149 of the Strata Property Act for greater detail.) Owners should have their own in-suite insurance coverage for their personal items. If modifications or improvements are made to a strata lot, improvements and betterments coverage should be obtained from the owners insurance company to provide adequate protection. For example, hardwood floors installed by the Vendor, are covered by the Stratas insurance. Hardwood floors installed by an owner, after the time of purchase, are not covered by the Stratas insurance policy. In the event of an insurance claim, the insurance policy will cover repairs which will restore the unit to its original condition. All improvements made to the unit are not covered under the Stratas insurance policy.

STRATA FEE SCHEDULE


Strata fees are due on the 1st of every month. Monthly invoices are not sent by the Management Company. A copy of the strata fee schedule will be sent to you attached to the Annual General Meeting minutes. The Pre-authorized Debit Payment (P.A.D) Plan has been implemented by Rancho for paying your strata fees and is attached at the end of this welcome package for you to complete and return with a VOID CHEQUE and one (1) CHEQUE for the next month which will be used as your first (1st) strata fee payment. After the first (1st) cheque is used, the PAD Plan will commence the following month.

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STRATA WEBSITE
Rancho offers online service for Strata-related documents such as minutes, bylaws, correspondence, etc. To access, please go to Click under the Go to www.ranchovan.com Strata Members sections Individual Strata Website login

User Name: Pass Word:

BCS2762 5169cora

GARBAGE AND RECYCLING


Blue bins for newsprint, other paper items, and cans and containers are located in the garbage room in P1 (for both Towers). FLATTENED cardboards can be placed in the appropriate bins. Garbage should be bagged at all times before disposing of. If necessary, please double bag your garbage when taking it to the garbage room to prevent trails of residue from spilling on the floor. Thank you for your cooperation!

SECURITY
Security is everyones business. If you see anything suspicious, please contact the Building Concierge immediately. In addition, please. Do not allow anyone to enter the building unless they use their own FOB. Do not leave FOBS in your vehicle. Report a lost or stolen FOB to the Resident Manager immediately. Do not buzz anyone into the building unless you know exactly who it is. Do not allow anyone to tailgate behind you into the parkade. When entering the parkade, dont proceed until the security gate closes completely behind you. And when exiting, wait in the alley until the gate is completely closed.
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FIRE SPRINKLERS
Please be reminded that a fire sprinkler discharges water in the event of a fire or when it is tampered with. Please do not hang items (i.e. clothes on hangers, plants, etc.) from these sprinklers, as doing so will not only cause the sprinkler to set-off, but will also cause significant water damage to the building. Please be advised that all costs associated to repair the damaged will be the responsibility of the Owner.

SMOKE ALARMS
The smoke alarms in the hallways and other Common Areas are connected to the main Fire Panel in the lobby. If the alarm is triggered, the Fire Department will respond. You should immediately go to the nearest Emergency Stairway, and proceed down to the Exit. Your in-Suite smoke alarm is local only. If it is triggered, it will NOT automatically contact the Fire Department or the Resident Manager. But it is also very sensitive, and could easily be triggered by steam from your stove or from your shower. So be sure to use the Exhaust Fan above your stove or in your bathroom. If the alarm goes off due to this type of nonemergency situation, you should immediately open all the windows and patio doors to clear the steam. But dont open the front door of your Suite, since this could trigger the hallway smoke alarm, which would result in a visit by VFD!

VACATION
If you are going away on a vacation and/or your suite will not be occupied for more than one (1) month, please ensure the following; Leave an emergency contact phone number Inspection for any gas leaks, pipe leaks, and/or break-ins (at least once a week) Turn off all water supply lines in your suite

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MOVING IN/OUT PROCEDURE


If you or your tenants are moving into or out of Cora, you must give the Building Supervisor at least 72 hours notice before the move. Hours of move-in and out are restricted to the hours between 8:00 a.m. and 4:00 p.m., Mondays through Fridays. Resident(s) who show up without an appointment will be refused entry and will be sent away. You will be able to rebook for moving at the next available time. Please ensure that you carefully review the Bylaws concerning move-in/out on the next page. Further, as per the Strata Property Act, Owners who rent out their strata unit are asked to fill out the enclosed Form K within two (2) weeks. Failure to comply could result in fines up to $200/week levied! For more information on booking a moving, please contact the Building Manager, Steadman Espinosa, at 778-355-0515. Thank you for your cooperation.

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BYLAWS STRATA PLAN BCS2762 CORA Division 6 Moving


30. (1) An Owner or a Resident intends to move in or move out shall make an appointment with the Property Manager or Resident Manager having regard for the convenience of all concerned and noise abatement. A minimum of 72 hours advance notice shall be given to the Building Manager about any Move in or out, and full instructions for the operation of a move shall be obtained from the Property Manager or Building Manager. Moves are restricted to the hours between 8:00 a.m. and 4:00 p.m., Tuesday through Saturday, except by special arrangement with the Property Manager. In any event no moving activities shall take place on any day after 9 p.m. An elevator without floor mats and wall pads installed to protect the elevator floor and walls shall not be allowed to be used for moving. A moving party shall allocate one person attending at the lobby door at all time, or the moving party shall keep all lobby doors closed and locked when unattended. An Owner is responsible for all moves in or out of their Strata Lot and the cost to repair any damage to Common Property resulting from a move. Any damage occurring because of a move, will be assessed by the Property Manager along with the moving party and will be charged to the Owner. The Building Manager will conduct an inspection before and after the move, and will report to the Property Manager for further assessment if damages occur. A refundable fee of $300.00 in cash shall be deposited to the Building Manager before a move in or out can proceed. The deposit will be returned after the move is complete and no damage is found during the inspection. All moves in or out shall be through the nearest entrance door or through the underground parkade.

(2)

(3)

(4) (5)

(6)

(7)

(8)

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VISITORS PARKING
All visitors parking at Quattro must display a valid pass. In order to obtain a pass for your visitor, you must contact the Building Manager, Steadman Espinosa, at 778-355-0515.

Passes are $25.00 each

Please find on the next page the Bylaws concerning Visitors Parking. All Residents must abide by the Bylaws as stated. They are strictly enforced.

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BYLAWS STRATA PLAN BCS2762 CORA Division 8 Visitors Parking


32. (1) (2) (3) (4) Visitor parking in the designated BCS2762 visitors parking lot shall be on a first come, first served basis; Parking permits issued by the Strata Corporation must be placed on the dashboard of the visiting motor vehicle with the pass number visible. A maximum of one visitor parking permit will be issued to each strata lot. Parking permits remain the property of the Strata Corporation. Lost or stolen tags must be reported immediately to the building manager and a charge of $50.00 per parking permit will be levied for a replacement of the lost or stolen parking permit. If vehicles are found in visitor stalls with parking permits bearing the same strata lot number, all vehicles will be towed; The visitor parking spaces are intended for the exclusive use of individuals who are visiting a resident of BCS2762, or by tradespeople who are providing a service to a resident or the strata corporation. Any other use contravenes this bylaw; Visitors will not park a motor home, trailer, tractor, boat or equipment of any kind in a visitor parking space. Visitors pets must not be left in vehicles at any time, and must be leashed at all times while on common property. A residents personal vehicles must not be parked in the visitor stalls for any reason at any time; the definition of a resident for this bylaw is a resident that lives either full time or part time at the CORA. Visitor parking shall be limited to a maximum duration of 24 hours, unless prior approval is arranged with the building manager. Under no circumstances may a motor vehicle make use of visitor parking for more than seven (7) consecutive days or portion thereof without an extended visitor parking pass. Furthermore, no motor vehicle may make use of visitors parking for more than fourteen (14) days or portion thereof in a calendar month. An extended visitor parking pass may be obtained from the building manager on a space available basis. Extended visitors parking passes are provided at the sole discretion of Strata Council. The strata lots parking permit must be displayed in addition to the extended parking permit at all times. Residents who abuse their visitors parking privileges will have these privileges revoked for a period of 90 days on first offence and for 1 year for each subsequent offence. Vehicles not permitted in visitors parking will be towed at the owners expense.

(5)

(6) (7) (8)

(9)

(10)

(11)

(12)

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You are encouraged to bring your concerns and suggestions, regarding standard Strata Corporation related matters, to the Strata Council, in writing or by fax to;

Rancho Management Services (B.C.) Ltd. 600-1190 Hornby Street Vancouver, BC V6Z 2K5

Fax: (604) 684-4508

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Strata Property Act FORM K NOTICE OF TENANTS RESPONSIBILITIES (Section 146) RE: Strata Plan BCS2762 CORA or [legal description of development] _______________ Street Address of Strata Lot___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ Name of Tenant(s) ___________________________________________________________________ ___________________________________________________________________ Telephone Tenant commencing ___________________________________________________________________ ___________________________________________
[month (mm) / day (dd) / year (yy)]

IMPORTANT NOTICE TO TENANTS:


1. 2. 3. Under the Strata Property Act, a tenant in a strata corporation must comply with the bylaws and rules of the strata corporation that are in force from time to time (current bylaws and rules attached). The current bylaws and rules may be changed by the strata corporation, and if they are changed, the tenant must comply with the changed bylaws and rules. If a tenant or occupant of the strata lot, or a person visiting the tenant or admitted by the tenant for any reasons, contravenes a bylaw or rule, the tenant is responsible and may be subject to penalties, including fines, denial of access to recreational facilities, and if the strata corporation incurs costs for remedying a contravention, payment of those costs.

Date ___________________________________________
[month (mm) / day (dd) / year (yy)]

Address of Landlord or their Agent _______________________________________________ _______________________________________________ _______________________________________________

__________________________________________________ Signature of Landlord or Agent of Landlord __________________________________________________ Signature of Tenant __________________________________________________ Signature of Tenant

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EMERGENCY CONTACT INFORMATION


Rancho Management Services BC Ltd
The following information is confidential and for the purpose of contacting you or your relatives in the event of an emergency. This information is held in the strictest of confidence and will not be released to anyone without your permission. Strata Corporation: BCS2762 CORA 555 Delestre Avenue (West Tower) 575 Delestre Avenue (East Tower) Coquitlam, BC Unit #:__________ Strata Lot #: __________

Registered Owner (s) full name (s): _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ Telephone Number: (h)____________________(b) ____________________(c) ___________________
(cell/pager - please specify)

Non resident owner address and phone number (if unit is rented to a tenant or you are an absentee Landlord): _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ Name, Address and Telephone number of a local contact or relative in the event of an emergency in your suite: _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ If your contact or relative is not available, will you allow access to your suite via the Management Company? Please circle one. YES NO Access code for security system (optional)______________________ * Please complete and return as soon as possible to: Rancho Management Services (B.C.) Ltd. Suite 600-1190 Hornby Street Vancouver, B.C., V6Z 2K5 Fax: (604) 684-1956

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PRE-AUTHORIZED DEBIT (PAD) PLAN FOR STRATA FEES Strata Plan: Strata Lot No.: Unit No.: BCS2762 _________________ _________________

FAX: (604) 684-1956

ATTACH VOID CHEQUE HERE

1.

I/We hereby authorize Rancho Management Services (B.C.) Ltd. on behalf of our Strata Corporation to begin deductions effective ______________________________as per my/our instructions for the following: a) Recurring monthly operating fee(s)/authorized charges (parking, etc) and/or one-time fee(s)/charges adjustments as voted upon and passed by the general membership of the Strata Corporation from time to time. b) Authorized one-time or sporadic debits. c) Any fines, penalties, and special levy fee(s) up to $1,000 as assessed according to the Strata Corporation Bylaws and Rules and Regulations. st These above mentioned fee(s)/charges will be debited to my/our specified account on the 1 day of every month. I/We undertake to inform Rancho Management Services (B.C.) Ltd. of any change in the account or address information provided in this authorization before the fifteenth day of the month. I/We acknowledge that delivery of the authorization to Rancho Management Services (B.C.) Ltd. constitutes delivery by me/us to the financial institution below. This authority is to remain in effect until Rancho Management Services (B.C.) Ltd. has received written notification from me/us of its change or termination. This notification must be received within 15 days before the next debit is scheduled at the address provided below. I/We may obtain a sample cancellation form, or more information on my/our right to cancel a PAD Agreement at my/our financial institution or by visiting www.cdnpay.ca. Rancho Management Services (B.C.) Ltd. may not assign this authorization, whether directly or indirectly, by operation of law, change of control or otherwise, without providing at least 10 days prior written notice to me/us. I/We have certain recourse rights if any debt does not comply with this agreement. For example, I/We have the right to receive reimbursement for any PAD that is not authorized or is not consistent with the terms of this PAD Agreement. To obtain more information on my/our recourse rights, I/We may contact my/our financial institution or visit www.cdnpay.ca. Type of Service: Personal _____ Name Address Mailing address (if different than property address) Name of Financial Institution
/

2. 3. 4.

5. 6.

Business ______

Phone # Address of Financial Institution


/

Financial Institution Number

Branch Transit Number

Account Number

A Specimen cheque has been marked VOID and attached to this authorization. If your account does not provide cheques, please have your bank fill out the information above to ensure the account is coded correctly and will allow pre-authorized debit. When the form is complete, mail, fax, or email to: Rancho Management Services (B.C.) Ltd. Suite 600 1190 Hornby Street, Vancouver, British Columbia, V6Z 2K5 Phone: (604) 684 4508 Fax: (604) 684 1956 Email: ar@ranchogroup.com Attention: Accounts Receivable Date: ________________________ Signature: ____________________________ Signature: ____________________________ PLEASE NOTE THAT THIS FORM MUST BE RECEIVED BY RANCHO NO LATER THAN THE 20TH OF THE MONTH PRIOR TO THE MONTH THE PAD IS TO COMMENCE. (I.e. To be on the Pre-Authorized Debit Plan for the month of June, the form must be in our office prior to the 20th of May. Forms received after the 20th of the current month (i.e. May) will be processed but your first payment will not come out of your account until July 1 st), as this system is set up in conjunction with the bank, and processing time is required, PAD enrolment cannot be applied retroactively. Please also enclose a cheque for payment of any balance owing prior to PAD commencement.

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