- Plans and specifications of the building (as) built : Plans and specifications of the building (as) built
Definition : Plans and specifications of the building (as) built
The "plans" are the technical and graphic representation, to scale, of a construction. They must be signed and sealed, by an engineer or architect, as the case may be. The "specifications” are, for their part, a document stating the scope and details of the work. They include without limitation the technical specifications and a detailed qualitative description of the materials used. The plans and specifications of the building (as) built facilitate the duty of the board of directors to maintain the building as well as its future interventions (renovation, modification and enlargement). These documents are part of the the register of co-ownership and must be made available to any co-owner upon request.
WHAT YOU SHOULD KNOW! The syndicate may, at its own expense, obtain the plans and specifications of the immovable that are in the possession of an architect or engineer, who is bound to provide them to the syndicate on request. In addition, developers must provide the syndicate of co-owners the plans and specifications showing any substantial changes made to it during construction or renovation in comparison with the original plans and specifications.
Expenses related to the maintenance and administration of the common portions of a co-ownerships start from its constitution as a legal person. It is therefore necessary that each co-ownership sets up, upon publication of the declaration of co-ownership, a Board of Directors to administer it. To ensure the star up of the syndicate, the developer usually designates in the declaration of co-ownership (by-laws of the immovable), one of its representatives to act as the interim director of the syndicate.
The law provides that a syndicate must keep a register at the disposal of the co-owners. Article 342 of the Civil Code of Quebec specifies that the board of directors keeps the list of members and the books and registers necessary for the proper functioning of the legal person. This register is the memory of the syndicate, and consequently, its archives. In is thus invaluable. Much more than a mere witness of the sound management of an immovable, it is its prime instrument. Therefore, preservation and access are the hallmarks of this register.
May 19, 2015 - I am sometimes asked for how long documents filed in the co-ownership register should be kept by the syndicate. This is a fair question, since the legislator has given no explicit directions on this subject in the Civil Code.
It could be that its silence means, "You must keep everything, permanently !” As far as I am concerned, I rather lean in that direction.
The Guarantee Plan for New Residential Buildings differs from the private guarantee plans offered on the market by the nature of the guarantees offered and the mechanisms for asserting its rights. In this regard, the terms and conditions are set out in the the Regulation respecting the guarantee plan for new residential buildings, which is the responsibility of the “Régie du Bâtiment du Québec” (Quebec Construction Board (QCB)). Finally, unlike private guarantee plans, any purchaser of a building covered by this plan automatically benefits from it. As this is a system aimed at the minimum protection of cconsumers'rights, consumers cannot waive this compulsory guarantee, even if they sign a document to that effect.
Work to be carried in common portions is to be undertaken by the syndicate of co-owners. In its capacity of the client, he is the instigator and the beneficiary thereof. It prepares the specifications and consequently the needs, the budget, the provisional calendar and the objectives to be achieved. In relation to such work, the syndicate should always be governed by its mission. It should never act as a substitute for the general contractor, such as mandating the subcontractors directly to do the work, or by interfering in the conduct of the construction site, in the place and stead of the people responsible therefor.