BC Realtor Guide to Strata Form B (Information Certificate): What It Reveals and How to Use It (2026)
Every strata sale in BC requires a Form B — and almost every realtor has a story about one that revealed a problem no one expected. A pending special levy for $28,000. An owner behind on fees. Active litigation with a $2-million claim. A strata-wide bylaw violation order. All of it shows up on the Form B — if you know how to read it.
What Is a Strata Form B?
A Form B (officially called the Information Certificate) is a mandatory disclosure document under section 59 of BC's Strata Property Act. Any strata owner, or any person authorized in writing by a strata owner, may request one from the strata corporation. Sellers typically authorize the request so buyers can receive it directly.
The strata corporation must provide the Form B within one week of receiving the written request. The fee is capped at $35 by the Strata Property Regulation.
The Form B is a snapshot — it reflects the strata's financial and legal position on the date it's issued. A Form B dated two months before closing may miss a special levy passed last week. Always request it as close to subject removal as possible.
📌 Form B Fast Facts
What a Form B Must Disclose
The Strata Property Regulation prescribes the Form B's contents. Here are the mandatory fields — and what they actually mean for your client:
1. Monthly Strata Fees
The current monthly strata fee for the specific strata lot. This must match what the listing is showing. Discrepancies indicate either a fee increase the seller hasn't disclosed or a data entry error — both need to be resolved before closing.
2. Contingency Reserve Fund (CRF) Balance
The total CRF balance as of the Form B date. The Strata Property Act requires the CRF to hold at least 25% of the annual operating budget — but adequacy really depends on the building's age, condition, and upcoming capital needs (see depreciation report). A $400K CRF sounds healthy until the building needs a $1.2M roof.
3. Outstanding Strata Fee Arrears (Subject Unit)
Whether the specific strata lot owes unpaid strata fees. Note: this discloses the fact of arrears, not the amount — you need to ask the strata manager for the exact dollar amount separately. Unpaid fees become a lien on the property under s. 116 of the Strata Property Act, and the buyer's lender may require resolution before funding.
4. Approved Special Levies
Any special levies that have been approved by a resolution of the strata (at an AGM or SGM). This must include: the total levy amount, the subject lot's share, and whether the amount has been paid, is partly paid, or remains outstanding. If the seller hasn't paid a portion, it typically must be resolved on completion.
5. Active Legal Proceedings
Whether the strata corporation is a party to any current legal proceedings (lawsuits), or is aware of any impending claims. This includes: lawsuits by owners against the strata, lawsuits by the strata against builders or developers, Civil Resolution Tribunal (CRT) proceedings, and Human Rights Tribunal applications. Even a pending claim can affect a buyer's lender's decision to fund.
6. Outstanding Orders Against the Strata
Any order made under the Strata Property Act or a bylaw enforcement order that the strata has not yet complied with. This includes fire marshal orders, safety orders, CRT compliance orders, or municipal bylaw orders affecting common property or the entire building. An outstanding fire order is a serious red flag.
7. Insurance Coverage Details
The Form B must attach, or reference, the strata's current insurance certificate. This discloses: coverage amounts, insurer name, policy expiry, and any changes in coverage or deductibles. Since 2020, many BC strata insurance deductibles have jumped from $5,000 to $250,000–$500,000 for water damage. Your buyer needs to know this before purchasing.
8. Outstanding Bylaw Violation Notices (Subject Unit)
Whether there is an outstanding bylaw violation notice against the specific strata lot. This could be an unauthorized rental (if rentals are restricted), an unauthorized renovation, a pet violation, or a nuisance complaint. Outstanding violations create uncertainty — the buyer inherits the enforcement proceedings.
Form B Red Flag Assessment Table
Use this table to quickly assess risk level from each Form B field:
| Form B Field | Green (Low Risk) | Amber (Investigate) | Red (Serious Issue) |
|---|---|---|---|
| CRF Balance | >25% of annual budget, matches depreciation plan | Exactly at 25%, recent large withdrawal | <15% of budget, waived depreciation report |
| Special Levies | None approved, none in meeting minutes | One levy passed, seller will pay on completion | Multiple levies, unpaid portion, large amounts ($50K+) |
| Strata Fee Arrears | No arrears on subject lot | Small amount, seller confirms paying | Arrears confirmed, liens registered, amount unknown |
| Litigation | No proceedings | CRT dispute about minor bylaw issue | Active lawsuit, builder deficiency claim, class action |
| Outstanding Orders | No orders | Minor municipal order, resolved soon | Fire order, safety order, engineer's report required |
| Strata Insurance | Deductible <$25K, full replacement coverage | Deductible $25K–$100K, recent claim | Deductible >$100K, reduced coverage, near-expiry policy |
| Bylaw Violation (Subject) | No outstanding violations | Older notice, seller resolving | Active enforcement, hearing pending, fines accruing |
What Form B Does NOT Disclose
The Form B is valuable, but it has important gaps. Your buyer needs these additional documents to complete due diligence:
Special levies not yet voted on
If the strata council has discussed but not yet passed a special levy at an AGM or SGM, it won't appear on the Form B. Read the last 2 years of meeting minutes — council discussion of major repairs is a strong signal that a levy vote is coming.
The amount of strata fee arrears
Form B confirms whether arrears exist but not how much. Call the strata manager directly for the exact dollar amount. A $200 arrear and a $12,000 arrear are very different problems.
Bylaw violations against other units
Form B only discloses violations against the subject strata lot, not violations affecting neighbouring units or common areas. This matters if the violation involves shared infrastructure (e.g., an owner who has illegally modified plumbing that affects the whole stack).
Building deficiencies or envelope history
The Form B doesn't reveal building envelope problems (leaky condo history), Kitec plumbing, polybutylene pipes, or other structural deficiencies. These appear in the depreciation report, engineering reports, and meeting minutes.
Pending litigation that hasn't been filed yet
If a builder's deficiency claim is being assembled but not yet filed, it won't appear on the Form B. Ask the strata manager directly whether any claims or disputes are being considered.
The strata's budget and operating health
Form B shows the CRF balance but not the operating fund or whether the strata is running a deficit. Request the last two annual budgets and financial statements to assess full financial health.
Current and past bylaws
Rental restrictions, pet rules, short-term rental bans, and parking rules are in the bylaws — not the Form B. Always request the full bylaw package and check for any recent bylaw amendments at the last AGM.
Form B and the 7-Day Rescission Period
Under the Real Estate Development Marketing Act (REDMA), buyers of strata lots from developers have a 7-day rescission period after receiving the Form B (as part of the disclosure statement). The 7 days begins when the buyer receives all required documents, including the Form B.
🏗️ New Developments (REDMA)
- • 7-day rescission right once Form B (disclosure statement) delivered
- • Clock starts on receipt — confirmed in writing
- • Buyer can rescind for any reason, no penalty
- • Full deposit refund within 15 days of rescission
- • Cannot waive the rescission right
🏢 Resale Strata (Strata Property Act)
- • No statutory rescission period in resales
- • Subjects (conditions) provide the protection window
- • Always include "subject to review and approval of Form B"
- • 5–7 business days is standard subject window
- • Form B date should be within the subject period
⚠️ Timing warning: Always specify in your subjects that the Form B must be dated within the subject period — not pulled from a prior transaction. A seller may reuse a Form B from a failed deal months earlier. A lot can change in two months: a special levy could have been passed, litigation could have been filed, or the strata's insurer could have changed deductibles.
Reading the Strata Insurance Section
Since 2020, BC strata insurance has gone through a market crisis. Many strata corporations saw their premiums triple and their deductibles jump from $5,000 to $500,000 or more. The Form B's insurance attachment tells your buyer exactly what they're walking into.
What to Check in the Insurance Certificate
Coverage Amounts
Does the strata insure full replacement value? Some older stratas are significantly under-insured, meaning owners bear the gap after a loss.
Water Damage Deductible
The single most important number. A $250K deductible means if a dishwasher leak floods three units below, the owner who caused it may be liable for $250K before insurance kicks in.
Earthquake Deductible
Earthquake deductibles are typically expressed as a percentage (10–20%) of building replacement value — not a fixed dollar amount. On a $50M building, a 15% earthquake deductible is $7.5 million.
Policy Expiry
A policy expiring in 30 days is a concern — especially if the strata has had prior claims. Some insurers have declined to renew BC strata policies entirely.
Liability Coverage
Standard is $5–10 million in general liability. Older buildings with fewer amenities may carry $2 million — which may be insufficient for a serious slip-and-fall or common area injury.
Directors & Officers Insurance
Protects strata council members from personal liability. Many self-managed buildings lack D&O insurance — which makes it harder to recruit qualified council volunteers.
⚠️ High Deductible Scenarios Your Buyer Must Understand
With a $250,000 water damage deductible, here's what happens when your buyer's unit causes a leak:
Scenario: Dishwasher supply line fails, floods 3 units below.
Total damage: $380,000 across all 4 units.
Strata insurance pays: $380,000 − $250,000 deductible = $130,000.
Who owes the $250,000? Under the Strata Property Act (s. 158), if an owner's negligence caused the loss, the strata can sue the owner for the deductible amount. The unit owner's home insurance may cover this — but only if they have adequate unit owner coverage with a deductible bylaw rider.
Recommendation: Buyers purchasing in buildings with deductibles over $50,000 should carry unit owner insurance with a minimum $500,000 liability extension and a deductible assessment rider.
How to Request a Form B
In most resale strata transactions, the seller's agent coordinates the Form B request. In practice:
📋 Professional Management
- Contact the strata management company
- Provide written authorization from the owner
- Pay the $35 fee (often by credit card online)
- Receive Form B within 24–72 hours (most strata managers are faster than the 7-day maximum)
- Confirm the Form B includes the insurance certificate attachment
🏠 Self-Managed Strata
- Contact the strata council president (or treasurer)
- May need to submit request in writing (email is fine)
- Fee may be less than $35 or waived — verify
- Turnaround is less predictable — follow up if no response within 3 days
- Self-managed stratas sometimes omit insurance attachments — ask explicitly
🧩 Complete Strata Document Package
For full buyer protection, request these alongside the Form B:
Advisory Scripts for Form B Conversations
Script 1: Explaining Form B to a Buyer
"Every strata purchase in BC requires a Form B — it's the financial health report for the building. It tells us the CRF balance, any approved special levies, whether the unit owes back fees, any active lawsuits the strata is involved in, and what the building's insurance looks like. We'll review it during our subject period. If anything looks concerning — a thin CRF, a pending levy, or high insurance deductibles — we'll either negotiate an adjustment or walk away. It's one of the most important documents in a strata purchase."
Script 2: When Form B Reveals a Special Levy
"The Form B shows a special levy of $34,000 that was passed at last month's AGM. Your unit's share is $8,500. There are two ways to handle this: the seller can pay it before completion — which is how it typically works — or you could negotiate a purchase price reduction. Either way, we don't remove subjects until we have written confirmation of how this is being resolved. I'll contact the strata manager to confirm the exact amount and payment status."
Script 3: When Insurance Deductible Is Very High
"This building has a $250,000 water damage deductible — that's much higher than average, and it's important you understand what that means. If a water damage event happens in your unit or is traced to your unit, you could potentially be liable for up to $250,000 before the strata's insurance covers anything. The solution is specialized unit owner insurance with a deductible assessment rider. I'd recommend getting quotes before you remove subjects. It doesn't disqualify this building, but it's a real risk you need to price into your decision."
Script 4: When Active Litigation Is Disclosed
"The Form B discloses an active lawsuit — the strata is suing the original developer over construction deficiencies. That's actually not necessarily a bad thing: it means the strata council is fighting for owners. But we need more detail. What are they claiming, what's the status, and what's the potential exposure if they lose? I'll request the litigation details from the strata manager and run this past the lawyer who's reviewing documents. Some lenders won't fund into a strata with active material litigation, so we should confirm your lender's position before removing subjects."
Frequently Asked Questions
What is a Strata Form B in BC?
A Form B (Information Certificate) is a mandatory disclosure document under section 59 of BC's Strata Property Act. The strata corporation must provide it to any owner or prospective buyer who requests it. It discloses the strata's financial position, special levies, bylaw violations, litigation, and insurance details.
How long does a strata corporation have to provide a Form B?
Under the Strata Property Act, the strata corporation must provide the Form B within one week (7 days) of receiving the written request. If managed by a licensed strata manager, they typically respond within 24–72 hours. The strata can charge a fee — currently capped at $35 by regulation.
What does a Strata Form B NOT disclose?
Form B does not disclose: individual owner arrears (only whether arrears exist against the subject unit), upcoming special levies not yet passed by the strata at an AGM/SGM, verbal or informal claims that have not been formally filed, bylaw infractions affecting other units, or the strata's full history of disputes. You still need meeting minutes, bylaws, and the depreciation report for the full picture.
Can a buyer waive the right to receive a Form B?
A buyer can waive the 7-day rescission period under REDMA, but they cannot waive their legal right to receive a Form B under the Strata Property Act. The seller/developer is legally required to provide it. Realtors should always ensure their buyer clients receive and review the Form B before removing subjects.
What is the maximum fee a strata can charge for a Form B?
As of 2026, the Strata Property Regulation caps the Form B fee at $35. Self-managed stratas and professional strata management companies typically charge this amount. Some older self-managed stratas may charge less or nothing at all.
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