Complete Governing Documents
Declaration, by-laws, common element rules and registered amendments, with clear section breaks. Reformatted reference copy; original wording retained. Registered instruments govern.
PARK PLACE RESIDENCES · HCCC No. 144
Your Community
Your Information
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A practical starting point for owners and residents.
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The Tenant Guide uses a tenant document password. The Owner Guide, Contracts, 2026 AGM Notice and records containing personal information use an owner document password.
OWNER ANNOUNCEMENT · ONLINE MEETING
2026 AGM: Save the Date
Dear Owners,
Our 2026 Annual General Meeting will be held online on . This is 4 p.m. in Alberta and .
The formal notice, agenda, meeting link and supporting materials will follow closer to the date.
Kind regards,
Raymond Spencer
President & Director
HCCC No. 144
DOCUMENTS & RECORDS
The Information
You Came For
Ten sections, one clear place to find your building records. Open a heading below, or search for a document. The Tenant Guide uses a tenant document password. The Owner Guide, Contracts, 2026 AGM Notice and records containing personal information use an owner document password.
10 sections · 51 resources
Choose a numbered section to see its documents and request options.
1Declaration, By-laws & RulesComplete reference document and separate declaration, by-laws and common element rules, including the relevant amendments.4 documents
Download PDF ↗: Complete Governing Documents
Declaration
Separate reference copy of the declaration and its schedules. Reformatted reference copy; original wording retained. Registered instruments govern.
By-laws
Separate reference copy of the by-laws, including Schedule A and the registered 1998 and 2018 amendments. Reformatted reference copy; original wording retained. Registered instruments govern.
Common Element Rules
Common element rules 1–15, certification and the complete 2018 amendment adding rule 16. Reformatted reference copy; original wording retained. Registered instruments govern.
2Reserve Fund Study25-year forecast: September 1, 2024 to August 31, 2049.1 document
Reserve Fund Study
March 12, 2025
3Financial StatementsMost recent fiscal years, with audited or unaudited status identified.8 documents
FY2026 Unaudited Financial Statements
Restricted Access — Personal Information
Available to owners and authorized recipients. Access is restricted because this document contains personal information.
FY2025 Audited Financial Statements
Year ended August 31, 2025.
FY2024 Audited Financial Statements
Year ended August 31, 2024.
FY2023 Audited Financial Statements
Year ended August 31, 2023.
FY2022 Audited Financial Statements
Year ended August 31, 2022.
FY2021 Audited Financial Statements
Year ended August 31, 2021.
FY2020 Audited Financial Statements
Year ended August 31, 2020.
FY2019 Audited Financial Statements
Year ended August 31, 2019.
4Budgets & Common ExpensesBudgets and common-expense contribution information.1 document
FY2027 Budget
September 1, 2026 to August 31, 2027. Includes the proposed $110,000 one-time special assessment, FY2025–FY2027 budget comparison, fund targets and reserve projection through FY2049. Updated October 14, 2026.
5InsuranceAnnual premium: $11,072. Building insured amount: $7,083,405; building deductible: $25,000. Other coverage-specific deductibles apply.3 documents
June 30, 2026 to June 30, 20273 documents
Policy Declarations & Amendment
Insurer-issued amendment removing Podium Properties as an additional insured. The annual premium remains $11,072; general liability is $2 million per occurrence, with a $1,000 property-damage liability deductible.
Broker Renewal Letter
Gallagher’s September 3, 2026 renewal letter explains the policy, claims contacts and coverage considerations. Annual premium: $11,072.
Annual Premium Invoice — $11,072
Gallagher’s bill for the June 30, 2026 to June 30, 2027 policy period. Amount invoiced: $11,072. This invoice is a billing record, not a payment receipt.
6Operations & ContractsAnnual management schedule and service contracts.7 documents
Annual Management Schedule1 document
FY2027 Annual Management Schedule
September 1, 2026 to August 31, 2027. Month-by-month operations, maintenance and governance plan, beginning with deferred maintenance and aligned to the reserve fund study and current budget. Updated October 14, 2026.
Contracts6 documents
Bookkeeping Agreement — Everyday Office Consulting Inc.
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Cleaning Agreement & Specifications — Classic Building Cleaners
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Fire Alarm Monitoring Agreement — Karmat Alarm Enterprises
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Pest Control Agreement — Choice Pest Control
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Property Management & Services Agreement — Raymond Spencer
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Snow Removal Agreement — GLO Property Maintenance
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7Meetings & MinutesMeeting notices and minutes of AGMs, Board meetings and special owners’ meetings.6 documents
Upcoming Meeting Notices1 document
2026 AGM Notice
The 2026 AGM will be held online on Sunday, December 20 at 7 p.m. Halifax time (4 p.m. in Alberta; 8 a.m. in Japan on Monday, December 21). The formal notice, agenda, meeting link and supporting materials will follow closer to the date.
AGM Minutes2 documents
2025 AGM Minutes
Restricted Access — Personal Information
Available to owners and authorized recipients. Access is restricted because this document contains personal information.
2024 AGM Minutes
Board Meeting Minutes2 documents
Board Meeting Minutes
Virtual meeting approving publication of the Park Place Residences website. Carried unanimously, with all three directors voting in favour.
Board Meeting Minutes
Property management and landscaping services, fees, declarations of interest and the recorded decision.
Special Owners’ Meeting Minutes1 document
Special Owners’ Meeting Minutes
Restricted Access — Personal Information
Available to owners and authorized recipients. Access is restricted because this document contains personal information.
8Owner ReportsAnnual and quarterly reports.10 documents
Annual Reports6 documents
FY2026 Annual Owner Report
Year ended August 31, 2026.
FY2025 Annual Owner Report
Year ended August 31, 2025.
FY2024 Annual Owner Report
Year ended August 31, 2024.
FY2023 Annual Owner Report
Year ended August 31, 2023.
FY2022 Annual Owner Report
Year ended August 31, 2022.
FY2021 Annual Owner Report
Year ended August 31, 2021.
Quarterly Reports4 documents
Quarterly Owner Report — August 31, 2026
June 1, 2026 to August 31, 2026.
Quarterly Owner Report — May 31, 2026
March 1, 2026 to May 31, 2026.
Quarterly Owner Report — February 28, 2026
December 1, 2025 to February 28, 2026.
Quarterly Owner Report — November 30, 2025
September 1, 2025 to November 30, 2025.
9ABC Building RatingRead the rating certificate together with the full assessment.2 documents
ABC Building Rating Certificate
Strong governance and financially strong. Based on FY2026 unaudited results at August 31, 2026; the outlook reflects the FY2027 budget. Reissued October 14, 2026. Read the updated report for its qualifications and review conditions.
ABC Building Rating Report
A⁻ with a provisional Negative outlook. Assessed August 31, 2026 using FY2026 unaudited results. Updated October 14, 2026 for the revised methodology and $110,000 FY2027 assessment proposal. The rating and outlook may both be reaffirmed after review; neither changes automatically. Includes what could drive the rating up or down.
10Living at Park Place ResidencesOwner and tenant guides, colour and styling, approvals, insurance and registration requests.9 resources
Guides3 documents
Owner Guide
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Tenant Guide
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Colour & Styling Guide
Building palette, ten interior themes, updated exterior imagery and Parking & Storage Layout.
Forms & Requests6 forms
Choose a form, fill in the fields, then prepare an email or print/save a PDF. Add supporting documents in your email app and send them to the corporation.
The governing documents require signatures for certain submissions. The Board has decided to accept completed forms with printed names in place of handwritten signatures.
Unit-Specific Estoppel Certificate
Request a current certificate for a unit sale or other authorized purpose. Include the unit number, owner’s name, intended recipient and required date.
Unit Renovation & Alteration Approval
Submit plans for Board approval before unit alterations or repairs, including plumbing, electrical work, changes to walls or work affecting common elements. Include the scope, plans, contractor details, proposed dates and applicable permits. Plumbing and electrical repairs or alterations require prior written Board consent.
Request to Call a Special General Meeting
Submit a petition to the Corporation’s Secretary from owners or mortgagees entitled to vote for at least 25% of the units, meaning at least three of the ten units. Include the meeting’s purpose, proposed agenda, unit numbers and printed names, with each supporter’s personal confirmation.
Owner & Tenant Insurance Documents
Owners: submit a certified copy of your insurance policy or policies to the Board within 10 days of arranging coverage, as required by Declaration section 9.03(c). For rented units, also provide proof of tenant insurance required by the lease before occupancy and at renewal, through the owner or rental manager.
New Tenant Registration, Lease & Undertaking
For each new tenancy, provide tenant names, occupations and contact details, the unit address and tenancy dates. Submit the signed Tenant Undertaking required by Declaration section 4.02. Please also provide a copy of the signed lease for the corporation’s private records, and notify the corporation when tenants change.
Owner Contact & Pet Registration
Register or update the owner’s mailing address, telephone number, email and emergency contact. For pets kept in the unit, provide the pet owner’s contact details, pet name, type and a brief description.
Complete a form to prepare your email or print/save a PDF. The website does not send your request or store the information you enter. Add supporting documents and send your email to the corporation. Lease copies, insurance documents and personal registration details are not published on this website.
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The fiscal year runs from September 1 to August 31. For historical records, specify the year or meeting date. Request the complete issued document and confirm its date, amendments and approval status.
BUILDING CALENDAR
What’s Ahead
Clear Plans for Our Community
The FY2027 plan covers September 1, 2026 to August 31, 2027 and follows the annual management schedule updated October 14, 2026. Browse each month for routine care, deferred repairs, reporting and meetings. Planned work is subject to approval and booking; confirmed service visits will be announced separately.
Building Calendar
Highlighted days fall within a published event or planning window. Select a day to see its items.
PLANS THIS MONTH
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Regular Care
- Common-Area CleaningWeekly
- Property Walk-Around and Routine ChecksMonthly
- Pest ServiceMonthly
- Quarterly Review and Owner ReportsNovember 30, February 28, May 31 and August 31 period ends
APPOINTMENTS
Make Time
for Your Questions
Office hours are 9 am to 5 pm, Monday to Friday, Halifax time. Request a 30-minute appointment, with start times in 15-minute intervals, to discuss building matters, a move, records or a home.
A request is held as pending until the corporation confirms it. The last appointment starts at 4:30 pm. Holidays and existing commitments may affect availability.
All appointment times are in Halifax, Nova Scotia: Atlantic Standard Time (AST, UTC−4) or Atlantic Daylight Time (ADT, UTC−3), as applicable. Appointment details are visible to you and the administrator, not on the public building calendar.
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Use your personal sign-in code from management. Without a code, contact the corporation to request an appointment. theparkplaceresidences@outlook.com
LIVING HERE
Everyday Questions
A Clear Place to Start
This summary introduces common building procedures. The Owner Guide includes ownership guidance and a dedicated section on renting out your unit.
Find the Owner Guide ↗Moving in or Out
Contact the corporation before arranging a move. Confirm the date, building access, parking, protection of common areas and any required procedures. An email request is not a confirmed appointment.
Maintenance and Urgent Issues
Use the request form for routine maintenance and include the location and a brief description. For an urgent building issue, use the emergency arrangements supplied privately by the corporation or your unit manager. For immediate danger, call 911.
Planning an Alteration
Before beginning work, ask which approvals and documents are required. Describe the scope, contractor and proposed timing. Confirm any effects on common property, structure, plumbing, electrical systems or neighbouring homes.
Parking, Storage and Access
Contact the corporation about parking, storage or building access. Ask about the route and entrance if you have accessibility needs.
Insurance and a Change of Ownership
Request the current corporation insurance information and review your own coverage with your insurance adviser. For a sale, request the required unit-specific certificate and supporting records through the corporation; confirm fees, timing and authorized recipients.
Tenants, Visitors and Community Rules
Owners should share relevant rules and building instructions with their household, tenants and visitors. Request the current rules and confirm any rental, visitor, waste or common-area procedures that apply.
CONTACT THE CORPORATION
How Can
We Help?
Prepare a request for the corporation. Your email app will open with a draft for you to review and send.
theparkplaceresidences@outlook.com ↗Halifax County Condominium Corporation No. 144
Routine enquiries only. This general enquiry form prepares an email draft. The appointment form above saves requests to your account for the administrator to review.
CORPORATION CONTACTS
The People
to Contact
Reach the corporation through theparkplaceresidences@outlook.com.
- Raymond Mark Spencer
- President & Director
Corporation property manager - Henri Tomo Spencer
- Vice-President, Secretary-Treasurer & Director
- Robby Stephen Spencer
- Director
As of October 13, 2026
About This Information
Areas, Specifications and Layouts
12,659 sq ft (1,176 m²) is the sum of the ten unit areas. The building’s total area is 19,712 sq ft (1,831 m²), including the lower level and underground parking, as reported in its August 21, 2021 replacement-cost valuation. Square metres are rounded to the nearest whole number. Totals are converted before rounding.
All ten homes have two bedrooms. The home profiles list full and half bathrooms separately.
Photography and Design Visualisations
Images include digital staging and visualised changes to furnishings, finishes, appliances and courtyard arrangements. South Park Street exterior views show the proposed building sign. These images illustrate design ideas and may differ from current conditions. Unit 9 interiors are illustrative reconstructions based on the layouts of Units 7 and 10 and the building plans, using Unit 9’s Classic Victorian colour palette. The Parking & Storage Layout is schematic and not to scale.
Rating and Corporation Records
ABC assigned A⁻ with a provisional Negative outlook, with a report dated October 14, 2026. The assessment uses FY2026 unaudited results at August 31, 2026. The outlook reflects the FY2027 budget and proposed $110,000 assessment, subject to approval and implementation. A Negative outlook does not require a downgrade, and the rating and outlook may both remain unchanged after review. Read its qualifications, including unaudited financial statement and fund-reconciliation limitations. Membership of ABC is separate from the rating. The website is a guide to records; it does not replace the complete issued documents.
The reserve fund study, prepared by Bluenose Engineering and dated March 12, 2025, forecasts 25 fiscal years from September 1, 2024 to August 31, 2049 (FY2025–FY2049). Director information is as of October 13, 2026.
Privacy and Accessible Formats
The general enquiry form prepares a draft in your email application and does not store the message. The appointment form stores your name, account identifier, requested time, topic, message and request status for you and the administrator. The Tenant Guide uses a tenant document password. The Owner Guide, Contracts, 2026 AGM Notice and records containing personal information use an owner document password. The password is required for every protected document download, including signed-in accounts. Other published documents are public. The site host may maintain normal access logs. Contact the corporation to correct or remove appointment information that no longer needs to be retained.
To request an accessible version of a document or report a problem using this website, email theparkplaceresidences@outlook.com.