Strata Meeting Procedure

You ought to know about parliamentary procedures if you are a Vancouver property manager. Without this understanding you will have problems running meetings. Nothing will be accomplished and everyone will get stressed out.

Parliamentary procedure has a clear objective. It is to conduct the business of a assembly or assembly in an orderly and efficient manner. It is a good way to ensure that the assembly actually accomplishes it’s goals.

Parliamentary law has certain principles.. They include equality and justice for all. The majority rules, but the minority must be respected and heard.There is a right for absentees to be heard.

There are some common customs and rules. These have become known as common parliamentary laws. All assembly members should be familiar with these laws.

The assembly can only consider one question at a time. It must be presented in the form of a motion. It must be proposed by one member and seconded by another. The presiding officer or chair must re-state the motion clearly. At that point the gathering can debate the merits of the issue.

The chair must recognize people before they speak. This includes making motions or speaking to motions. This is accomplished by asking the chair for recognition, often while rising. At this point the speaker is said to have the floor.

A single person can’t speak too long on one subject. No one can speak on the same subject or motion twice. If the gathering permits it this last rule can be bent. However, before someone speaks a second time on the question all other people who desire to speak must have a chance to do so.

People who have the floor must refrain from directing questions to or speaking directly to other gathering members. Speakers should not use another gathering attendee’s name if it can be avoided. The Chair of the gathering is the person to whom all remarks should be addressed.

When a question is put before a gathering there are only three ways to handle it. The assembly can vote to adopt the motion. The assembly can also vote to reject the motion or question. If the assembly neither adopts nor rejects the question it must be disposed of in some other way before the gathering can proceed. Certain privileged motions are not subject to this rule.

There are 8 steps to dealing with a motion. First, the proposer rises and addresses the Chair. Next, the Chair recognizes the speaker and gives them the floor. The person making the motion then actually makes it by speaking the words “I move to…” or “I move that…”. At that point another member has to second the motion. The motion is then stated formally by the meeting Chair. The gathering can then discuss and debate the motion. People generally indicate, when rising to speak, whether they support or oppose the motion. The motion is put to a vote when discussion ceases. The Chair then reports the vote result and what the action will be, if any.

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Predictions for 2012

It’s prediction time again. What will real estate prices in the Greater Vancouver market do in 2012?

Most outlooks are for stagnation or price drops. Prices have been falling since June, even though we’re still higher than last December.

Will prices continue to fall? Or will local real estate compete well against other assets and gain ground?

Tsur Somerville, from the Sauder School of Business, sees flat or little price growth in 2012.

Robyn Adamache, from the Vancouver CMHC office, was quoted as saying “We’re expecting much less price growth this year compared to 2011…We’re calling for about a two-to-three-per-cent increase in price growth in 2012, close to the rate of inflation.”

BMO, on the other hand, predicts Vancouver will have a hot housing market again in 2012.

Personally? It’s election year in the US. There’s an old rule of thumb that says interest rates don’t go up when the president is seeking re-election. Add in the dismal state of the US economy. Rates will stay low. Low rates means you can hold real estate. Highly leveraged people cannot sell at a loss unless they inject cash. At low rates more of those people can pay mortgages. In short, I can’t see what will force sales at lower and lower prices…unless long term holders entering their golden years decide it’s time to cash out.

I expect the Canadian economy to remain fairly stable, and to continue to compare well globally. I’m calling for 0%-5% increases in prices December 31, 2011 to December 31, 2012.

What say you?

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Friday January 13, 2012 Stats

On Friday the real estate stats were:
New Listings 366
Price Changes 107
Sold Listings 77

That means a sell/list of 21.04%.

There were 63 new listings added today through broker upload. No sales get reported on the weekend. These new listings will only effect the weekly sell/list (still dragging it down). Generally there are not a lot of broker upload listings unless the market is going through a listing surge, as it is now.

Sales stats are courtesy of the Real Estate Board of Greater Vancouver, and while all efforts are made to ensure their accuracy, the REBGV is in no way responsible for them. I take all responsibility for any errors.

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Vancouver Property Manager

If you want to be a residential vancouver property manager you have to understand many things. Energy is used in buildings for heating and for lighting. However, energy consumption is not the only issue effecting sustainable home ownership, as a residential property manager must know.

Canadians have a natural interest in sustainable home ownership. They have taken the initiative in making homes more sustainable in terms of lighting and heating. Rising energy costs have been the motivation for this. This has likewise motivated more efficient electrical lighting usage.

Homes built in the last half century have become more and more energy efficient. They use less energy than older homes. This occurs even though the homes are bigger as a rule.

Sustainable home ownership includes more than energy costs, however. Real estate must be financially sustainable. The term often used is “affordable housing”.

The return on a real estate investment and it’s value are, depending on your calculation, inversely related. As house values rise returns on them drop. This is because rent can’t be financed by mortgages, while purchases can be.

The result is a conflict between what the tenant thinks is affordable in cash flow terms and what the owner thinks is a good return. Real estate can command more than it’s rental income justifies. Rents rise more slowly than purchase prices, and the cash flow on an expensive property therefore becomes out of whack and unrealistic.

Property owners, especially ones who have been in the market a while, accept these poor returns because the value of the property rises by enough to justify it. They also hold because they like the asset class. Last, they hold because transaction costs and taxes are high.

In theory this is not sustainable. Rents should rise more or prices should drop. Either rents should increase or property values should drop. Real estate remains attractive enough, despite low returns, because of drawbacks with competing investments.

The result is an apparently unsustainable situation where tenants pay high rents. At the same time tenants pay huge rents. Still, tenants get a great deal when compared with what it would cost them to own.

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What materials are required for a hydro grow show?

Is it hard to construct one? Is it easy to find the materials? Do you need specific technical expertise? How creative can you be?

marijuana growing
It’s really simple to construct one. You need a big container that holds water, a couple pumps (one air and one water) and some hose. Everything you need can be bought or scrounged easily. They’re simple to hook up. You can be as creative and complex as you like.

We’ll begin with the container. You can handle containers in three ways. You can have the whole set up in one water-tight holder. You can use a two container system, with a reservoir and a plant holding container. Or you can have a reservoir and multiple plant holding pots.

ways to grow marijuana
If you opt for the single container system everything resides in one container. You put the water/nutrient mix in the reservoir, and then pump it over the plant. The solution is fed to the plant and then gravity takes it back to the reservoir. The pump, hose and air pump remain in the solution

under the plant.The system is small and simple. The drawbacks are that you have to remove the plant to access the pumps or change the solution, and the roots can grow into the pump.

Two containers obviously take up more room. Changing the solution and accessing the pumps is much easier, though. Also, keeping the roots separate from the pumps is an advantage Best, you don’t have to disturb the plants to access the system.

Many plants and one reservoir qualifies as a multiple container system. This allows you to access the solution and pumps, and cool the solution, without disturbing the plants. It’s a good system for multiple plants.

So, whether you go one, two or multiple containers is up to you. There are pros and cons with all of them. The main thing is to not wait, but to get growing.

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Pruning Your Way To More Colas

Can one plant have more than one cola? It’s been prove many times that it can be done. It’s really quite simple. By carefully pruning the plant when it’s young you can get 2 or 4 main colas.

how do you grow marijuana
Before we get started, what exactly is a cola? Simple. Cola means tail in Spanish, and is the name given to the long buds that the plant produces. You won’t see them on every plant, but some will have giants. If you’re growing as a hobby I recommend trying to get some big ones as they are more impressive.

You’ll likely get the biggest colas by growing single ones. Still, if you want more yield then multiple colas will probably deliver. There are two main ways to do this: trimming and training. We’ll talk about trimming in this article.

marijuana growing

By trimming I mean pinching off the central stem near the top of the plant. This won’t be news to anyone with other gardening experience. Gardeners have been doing it for centuries. Fuchsia growers regularly pinch off growing tips to get more blossoms. This technique also works with plants that you want to develop more branches. You can keep a plant that would normally grow tall small and bushy.

With this kind of plant you can use a few pinching techniques. You get a slightly different outcome with each technique. There are fans of both approaches. Try each and decide for yourself which is the one you like most.

Start by letting the plant develop a few nodes. The place where these branches leave the main stem are called nodes. They occur on the main stem. The growing tip of the plant, in the very center, sprouts up from between the nodes.

If you cut this growing tip off the plant will react by replacing it with two new nos on each side of the pinched off stem. These will create two new main stems. They will continue to shoot off branches and leaves as the plant grows.

There are different methods that you can use. One way is to just keep pinching off the growing tips as the nodes multiply. This will result in lots of smaller colas, and no monsters. There are two happy mediums, though. One way will create 2 big colas, and the other will create 4. Either way, you should get some big ones.

The way to get four colas is to wait until you have more good nodes (4-6). Then, pinch off the center stem as described earlier, just an inch or half inch over the 2nd node. The plant will send out two new stems where you pinched it off, as well as two more from the node right below. Two sets of new stems means 4 colas. The second way is to pinch the plant off one node lower. That will only leave one good inter node to sprout. Two new stems will turn into two colas instead of one (or four).

What happens if you wait until the plant is taller and then pinch the stem at the 10th node? Do you get even more colas? The answer, technically, is yes, but it’s not that simple. The thing is that clipping the stem manipulates the plant’s hormones.However, you can only go so far with that. If you pinch off every growing tip you’ll increase the number of colas, but they won’t be worthy of the name. They’re buds, and that’s all. The growth hormone will have been too spread out. Too much pruning will get lots of small buds, not lots of huge colas.

That’s basically it. Growers argue about which technique will produce more bud, but it’s very hard to get a true answer on this. There are too many other inputs that can vary. Light, strain and nutrients will make a big difference in results. If you have all the light coming from above it won’t reach lower parts of the plant as well as it reaches higher parts and the lower buds will suffer as a result. As they start growing they’ll also tend to spread apart and let light into the center of the plant (and as a result get lower into the plant, letting more of it get light energy). Keep in mind that we’re pruning in order to get big colas that will blow our friends’ minds. Try each method and have some fun, and don’t forget to root the cutting for a new plant!

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Multiple Colas Through Triming

Can one plant have more than one cola? The answer is yes. 3It’s actually very easy and straightforward. By carefully pruning the plant when it’s young you can get 2 or 4 main colas.

marijuana growing
What exactly is a cola? Simple. Cola is Spanish for tail, and is how the long thick buds that the plant produces are referred to. You won’t see them on every plant, but some will have giants. If you’re growing for fun you should try for big coals because it will impress people.

If you want the biggest colas possible you’ll probably do better growing single ones. Still, if you want more yield then multiple colas will probably deliver. There are two methods to get multiple colas – training and trimming. I’m going to look at trimming here.

ways to grow marijuana
What I mean by “trimming” is to pinch off the top of the plant when it’s still young. This is a common practice with many plants. Gardeners have been doing it for centuries. Pinching off the tips of fuchsias causes them to double the of blooms. It also works with different plant varieties. The method is also used to get tall plants to stay short and bushy.

With this kind of plant you can use a few pinching techniques. You get a slightly different outcome with each technique. There are fans of both approaches. You can try both and make up your own mind about which you prefer.

Start by letting the plant develop a few nodes. The place on the stem where branches pop out is a node. They occur on the main stem. The growing tip continues to grow up the center between each set of branches.

If you pinch this growing tip off just above the 5th or 6th node the plant will replace the pinched off tip with two new ones on each side of the main stem. They will take over as the two dominant stems. They will continue to shoot off branches and leaves as the plant grows.

You can do this different ways. In fact, if you like you can just pinch off every growing tip you find, and end up with a ton of small buds, but if you do that you won’t get any colas . You’ll get lots of little buds, but no huge colas. Or, you can pinch less. One way will produce two big colas and the other will produce four. Both will result in some big colas.

The way to get four colas is to wait until you have more good nodes (4-6). You cut off the main stem leaving two nice healthy nodes below. You’ll get new stems from where you cut the stem as well as from the node below that. Two sets of new stems means 4 colas. The other method is to pinch it off lower. Without a node for the second set of stems to sprout you’ll restrict the plant to only two new stems. Two sprouts equals two colas.

Can you wait until the plant is bigger and pinch it off higher? Will that create 6,8, or 10 colas? The answer is yes, but the colas are smaller. By pinching off the main stem you’re tricking the plant a bit, and manipulating it’s hormones.You can’t go too far before it stops working. If you pinch off every growing tip you’ll increase the number of colas, but they won’t be worthy of the name. They’re buds, and that’s all. The growth hormone will have been too spread out. No big fat colas to make your buddies smile.

That’s basically it. Growers argue about which technique will produce more bud, but it’s very hard to get a true answer on this. There are too many other inputs that can vary. Lights, nutrients and strain all have their roles to play. Two or four buds will tend to get a balanced amount of light and do well. As they start growing they’ll also tend to spread apart and let light into the center of the plant (and as a result get lower into the plant, letting more of it get light energy). It’s about fun, not maximum yield. Have fun with it, and don’t forget – you can root the cutting that you pinch off and have another plant for more experimentation!

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