The Law: Bill 14 and the Strata Property Amendment Act, 2022
Bill 14 — the Strata Property Amendment Act, 2022 — received Royal Assent on November 24, 2022. The two key amendments came into force on the same date:
- Section 123.1 (Pet Restriction Ban): Prohibits strata corporations from passing or enforcing bylaws that prohibit an owner or tenant from keeping a pet that is a dog or cat in their strata lot, or that limit the number of dogs or cats to less than two per strata lot.
- Section 141.1 (Rental Restriction Ban): Prohibits strata corporations from passing or enforcing bylaws that prohibit or restrict the rental of a strata lot (including bylaws that set a cap on the number or percentage of units that can be rented).
Any existing bylaw that violated these new sections became void and unenforceable as of November 24, 2022 — even if the bylaw had been validly passed years or decades before.
📅 Effective Date
November 24, 2022. Both the pet restriction ban and the rental restriction ban came into force simultaneously. Strata corporations had no transition period — enforcement of the prohibited bylaws became illegal immediately.
Pet Restrictions: What Is Now Banned vs. What Remains Permitted
| Type of Pet Rule | Legal Status After Bill 14 | Notes |
|---|---|---|
| "No pets allowed" | VOID — unenforceable | Any total pet ban is invalid as of Nov 24, 2022 |
| "No dogs or cats" | VOID — unenforceable | Specifically banned by Section 123.1 |
| "Maximum one dog or cat per unit" | VOID — unenforceable | Cannot restrict to less than 2 dogs/cats per unit |
| "Maximum two dogs or cats per unit" | VALID | Two per strata lot is the minimum the law permits — strata can allow more but not less |
| Leash requirements in common areas | VALID | Strata can regulate HOW pets use common areas |
| Clean-up requirements | VALID | Reasonable conduct rules for pets are permitted |
| No pets in pool/gym/children's areas | VALID | Restrictions on specific common areas are permitted |
| No pets in elevator (must use service elevator) | Likely VALID | Conduct/location restrictions are permitted |
| Pet liability insurance requirement | VALID — with caveats | Reasonable insurance requirements generally upheld; consult strata lawyer for specifics |
| Breed restrictions (dangerous dogs) | Uncertain — legal grey area | Some breed restrictions may survive if linked to safety; consult strata lawyer |
| Restrictions on exotic pets (reptiles, birds) | Potentially VALID | Section 123.1 specifically protects dogs and cats — other animals not explicitly covered |
| Size restrictions (e.g., no dogs over 25 lbs) | VOID | Weight/size limits are a form of prohibiting certain dogs — unenforceable |
⚠️ Allergy and Noise Complaints — How They’re Handled Now
Pre-2022, strata corporations could enforce no-pet bylaws when a resident complained about allergies or noise. Post-2022, strata can no longer remove pets based on blanket bylaws. However, they can still address specific nuisance behaviour— persistent barking, damage to common property, incidents involving uncontrolled animals — through nuisance bylaws and the SPA’s standard bylaw framework. The animal’s presence is protected; its disruptive behaviour is not.
Rental Restrictions: What Is Now Banned vs. What Remains Permitted
| Type of Rental Rule | Legal Status After Bill 14 | Notes |
|---|---|---|
| Total prohibition on renting strata lots | VOID — unenforceable | No strata in BC can ban rentals as of Nov 24, 2022 |
| Rental cap (e.g., max 10% of units can be rented) | VOID — unenforceable | Percentage caps and unit number caps are both prohibited |
| Rental waitlist / queue system | VOID — unenforceable | Derived from a rental cap; banned |
| Grandfathered rental exemptions (existing renters only) | VOID — unenforceable as of Nov 24, 2022 | Grandfathered status had already applied to many units under prior law; Bill 14 eliminated the restriction altogether |
| Short-term rental restrictions (Airbnb/VRBO) | VALID | STR restrictions are separate from long-term tenancy restrictions — strata can still ban STRs |
| Requirement to notify strata of rental | VALID | Administrative notice requirements are permitted |
| Requirement to provide tenant information to strata | VALID | Strata can require Form K (Tenant Acknowledgement) from all new tenants |
| Requirement for tenant to sign strata rules | VALID | Strata can require tenants to acknowledge bylaw compliance |
| Right to fine owner for tenant bylaw breach | VALID | Owners remain responsible for their tenants' compliance with bylaws |
Short-Term Rentals: The Important Exception
Bill 14’s rental restriction ban applies to long-term tenancies under the Residential Tenancy Act. It does not prohibit strata corporations from banning or restricting short-term rentals (platforms like Airbnb, VRBO, or any rental of less than 30 days).
In fact, many strata corporations have strengthened their short-term rental bylaws since 2022 — partly in response to the provincial government’s own Short-Term Rental Accommodations Act(STRRA) which came into force in May 2024. BC’s STRRA restricts STRs to principal residences in most jurisdictions. Strata bylaws banning STRs are independently valid and commonly enforced.
💡 Buyer Question: Can I Airbnb This Strata Unit?
The answer depends on three things: (1) the strata’s STR bylaw — many now explicitly ban rentals under 30 days; (2) the provincial STRRA — requires principal residence for STR in most BC municipalities; (3) the municipal STR license requirements — Vancouver, Kelowna, Whistler, and many others have their own licensing and zoning rules. Bill 14 does not help buyers who want to Airbnb a strata unit — it only protects long-term residential tenancies.
What Happens to Strata Bylaws That Haven’t Been Updated?
As of 2026, many strata corporations have not formally amended their bylaws to remove the void pet and rental restriction clauses. These void provisions may still appear in the printed or PDF bylaw package a buyer receives.
The legal position is clear: a void bylaw provision cannot be enforced regardless of whether it appears on paper. However, this creates several practical issues:
- Uninformed strata councils: Some strata councils are still unaware of the changes and may attempt to enforce void bylaws. Owners and tenants who are wrongly penalized can apply to the Civil Resolution Tribunal (CRT) for an order declaring the bylaw void.
- Buyer confusion: A buyer who reads a bylaw package saying “no pets” or “maximum 10% rentals” may believe these restrictions apply. Without proper advice, they may forego a pet or rental opportunity they were legally entitled to.
- Strata document disclosure: Realtors reviewing strata documents should note when outdated void provisions appear and advise clients accordingly — this is part of explaining material facts.
Impact on Investor Buyers
Before November 2022, BC had a large number of strata buildings with strict rental restrictions — either total bans or caps of 10–25% of units rented. This suppressed demand for strata units among investors who wanted rental income. Bill 14 fundamentally changed this:
- Every strata building is now rentable: Investors can purchase any BC strata unit (other than within a 55+ restricted building, where tenant age restrictions still apply) and rent it to a qualifying long-term tenant.
- Previously “rental-restricted” buildings have seen demand increase: Units in buildings that previously had rental caps have attracted new investor interest since 2022.
- Higher rental inventory: BC’s strata rental market has expanded, adding supply in tight urban rental markets.
- Strata governance implications: Buildings that previously had owner-dominant resident profiles now have more mixed owner/tenant populations, affecting strata governance dynamics and AGM voting (tenants cannot vote at strata AGMs — only registered owners can).
Impact on Owner-Occupants and Lifestyle Buyers
Some buyers specifically sought “no rental” buildings to ensure a community of engaged owner-occupants. Post-Bill 14, this preference cannot be satisfied through strata bylaw restrictions. However:
- Many owner-occupied buildings remain predominantly owner-occupied in practice — the right to rent does not mean all owners will rent
- Age-restricted (55+) buildings still maintain a stable resident profile because tenant age restrictions remain valid
- Strata corporations can still manage tenant behaviour through standard bylaw enforcement
- Buyers who prioritize low tenant ratios should look at buildings where owner-occupation is high in practice, not just as a legal restriction
Realtor Disclosure Obligations — Before and After Bill 14
The 2022 amendments created new disclosure obligations for BC realtors:
| Scenario | Realtor Obligation |
|---|---|
| Buyer wants a pet-friendly strata unit | Advise that all BC strata buildings are now pet-friendly (dogs and cats, up to 2 per unit) as a matter of law; the strata may still have conduct rules — obtain and review the bylaw package for specific rules |
| Buyer sees 'no pets' in bylaw package | Advise buyer that this provision is void and unenforceable since Nov 24, 2022; direct them to confirm current rules with the strata; do not represent the void provision as valid |
| Buyer asks if they can rent out the unit | Confirm that rental is permitted by law in all BC strata buildings; check the strata bylaws for administrative requirements (Form K, notice procedures) and any valid STR restrictions |
| Strata bylaw still shows rental cap of 10% | Advise buyer this bylaw is void and unenforceable; they are legally permitted to rent regardless of the stated cap |
| Investor buyer relying on rental income for mortgage qualification | Confirm the unit can be rented; note that B-20 lender rules on rental income offsetting still apply — the strata change does not affect mortgage qualifying rules |
| Listing agent receiving offers from pet owners | Cannot represent the building as pet-free or pet-restricted (if the only restriction is a void bylaw); must accurately represent current legal status |
Strata Corporation Obligations Post-Bill 14
Although Bill 14 automatically voided non-compliant bylaws, strata corporations have practical obligations:
- Update bylaws formally: Remove void provisions from bylaw packages to avoid buyer confusion and legal disputes. This requires a 3/4 vote at a general meeting — but is advisable.
- Train strata councils: Council members must understand they cannot enforce void provisions. Improper enforcement exposes the strata corporation to CRT complaints and potential compensation orders.
- Update Form B disclosures: The Form B (Information Certificate) should accurately reflect current legal restrictions. If the strata has not updated its bylaw package, a prudent strata manager should note in the Form B that certain provisions are void under Bill 14.
- Adopt STR bylaws if needed: If the strata wants to restrict short-term rentals, it should adopt or confirm an explicit STR bylaw.
Pet and Rental Restrictions in Age-Restricted (55+) Strata Buildings
Bill 14’s rental restriction ban interacts with age-restricted strata buildings. In a 55+ building:
- Owners can now rent: The rental restriction ban applies to 55+ buildings too — owners can now rent their units
- Tenants must still qualify: The age restriction bylaw still applies to tenants — any tenant must meet the 55+ age requirement (or whatever the specific bylaw requires)
- Practical effect: The tenant pool is limited — only qualifying 55+ renters can occupy the unit. This is a legitimate restriction on the rental market within the building, not a restriction on the right to rent itself
- Pet rules in 55+ buildings: The pet ban also applies — 55+ strata buildings cannot prohibit dogs and cats either
Realtor Checklist: Strata Pet and Rental Status
When Representing a Buyer in Any BC Strata Building:
- ✓Review the strata’s bylaw package for any provisions that appear to restrict pets or rentals
- ✓If void provisions appear, advise buyer in writing that these provisions are unenforceable since Nov 24, 2022
- ✓Identify any valid pet conduct rules (leash, clean-up, common area restrictions) that remain in force
- ✓Identify any valid STR restrictions (short-term rental bans) — distinct from long-term tenancy restrictions
- ✓Review strata meeting minutes for any enforcement actions related to pets or rentals — especially any attempts to enforce void provisions
- ✓Identify administrative rental requirements (Form K, notification procedures)
- ✓If the buyer is an investor, advise that long-term rentals are permitted; confirm any tenant age requirements in 55+ buildings
- ✓Document all advice given regarding pet and rental rights in the transaction file
Frequently Asked Questions
When did BC ban strata pet and rental restrictions?
Bill 14 (Strata Property Amendment Act, 2022) came into force on November 24, 2022. Both the pet restriction ban (Section 123.1) and rental restriction ban (Section 141.1) took effect simultaneously on that date.
Can a BC strata corporation still have any pet rules?
Yes. Strata corporations cannot prohibit pets (dogs/cats) or limit them to fewer than 2 per unit, but they can regulate pet conduct — leashing, cleanup, restricted common areas, and (with caveats) liability insurance requirements. Weight and breed restrictions are generally void.
Can a BC strata corporation still restrict rentals?
No total rental bans or percentage caps. However, stratas can require notification of rentals, require tenants to sign Form K, and restrict short-term rentals (Airbnb/VRBO). Standard administrative requirements remain valid.
If a strata bylaw still says “no pets” or “no rentals”, is it enforceable?
No. The provisions are void as of November 24, 2022. Strata corporations cannot enforce them regardless of whether the bylaw text has been formally amended. However, void provisions still appearing in bylaw packages create buyer confusion that realtors must address proactively.
What are a BC realtor’s obligations regarding strata pet and rental restrictions?
Accurately represent the current legal status — void bylaws cannot be represented as enforceable. Advise buyers of their rights to have pets and rent under current law. Document all advice in the transaction file.