BC Strata Property Act Guide: Rules Every Realtor Must Know (2026)
Nearly 1.5 million British Columbians live in strata properties — condos, townhouses, duplexes, and bare land stratas. As a realtor, your strata knowledge directly affects your clients' financial outcomes. This guide covers everything from Form B to depreciation reports, special levies, bylaws, and dispute resolution.
The Strata Property Act: Overview
BC's Strata Property Act (SPA), together with the Strata Property Regulation and the Standard Bylaws, governs how strata corporations are created, managed, and dissolved. Every strata property in BC operates under this framework — regardless of whether the strata has active, engaged owners or not.
Key Strata Concepts Realtors Must Understand
Strata Lot
The individually owned unit — whether condo, townhouse, or bare land parcel. Defined by the strata plan filed at Land Title Office.
Common Property
Everything outside the strata lots — hallways, lobbies, roofs, parkades, amenity rooms. Owned collectively by all strata lot owners.
Limited Common Property (LCP)
Common property designated for the exclusive use of one or more strata lots (e.g., a balcony, parking stall, storage locker).
Strata Corporation
The legal entity formed automatically when a strata plan is filed. Every strata lot owner is automatically a member.
Strata Council
The elected board of 3-7 owners who manage the day-to-day affairs of the strata corporation between annual general meetings.
Annual General Meeting (AGM)
Mandatory yearly meeting where owners vote on budget, elect council, pass bylaw amendments, and approve major expenditures.
Special General Meeting (SGM)
Called when urgent decisions arise between AGMs — special levies, bylaw changes, major repair approvals.
Contingency Reserve Fund (CRF)
The strata's long-term savings account for major repairs. Minimum 25% of operating fund contribution per year.
Form B: The Information Certificate
Form B is the most important document in any strata sale. It's the strata corporation's official disclosure of the financial and legal obligations attached to the specific strata lot being purchased. The strata must provide it within 7 days of a written request.
📋 What Form B Must Disclose
Monthly strata fees
Current operating fund contribution and CRF contribution for the specific lot
Special levies outstanding
Any approved special levies that remain unpaid — binding on the new owner
Strata lot liens
Any claims filed against the specific lot (typically for unpaid fees or damages)
Bylaw violation notices
Outstanding violation notices issued to the lot — new owner inherits these obligations
Legal proceedings
Whether the strata is a party to any ongoing court action or arbitration
Insurance deductible
The strata's building insurance deductible — potentially the owner's liability on a claim
Parking and storage
Which parking stalls and storage lockers are allocated to the lot (owned or LCP)
Rental restriction status
Whether any rental bylaws apply (post-2022, pure rental bans are invalid)
⚠️ The Form B Trap: What It Doesn't Show
Form B only discloses approved special levies at the date of the certificate. It does not show:
Realtor duty:Always advise clients to review the last 2 years of strata council meeting minutes and the depreciation report — these reveal what Form B doesn't.
The Full Strata Documents Package: What to Request
A Form B subject clause should always require the full strata documents package, not just Form B. Sellers should obtain the package at listing — it saves time and avoids subject period delays.
| Document | What to Look For | Red Flags |
|---|---|---|
| Form B (Information Certificate) | Outstanding fees, levies, violations, liens | Unpaid special levy, outstanding violation notice, pending lien |
| Current bylaws & rules | Pet rules, rental restrictions, renovation permissions, parking rules | Overly restrictive rules that affect your client's intended use |
| Last 2 years AGM/SGM minutes | Special levy discussions, complaints, major repair votes | Recurring water ingress complaints, deferred envelope work, council dysfunction |
| Current approved budget | Operating fund & CRF contributions, major line items | CRF contribution below 25% of operating fund; deferred maintenance line items |
| Depreciation report | 30-year plan, CRF adequacy, upcoming major projects | Underfunded CRF vs. projected major expenses; deferred work |
| Building insurance certificate | Coverage amount, deductible, exclusions | High deductible (>$25K); coverage gaps; history of claims |
| Engineering/inspection reports | Building envelope, structural, mechanical assessments | Envelope failure, structural concerns, deferred maintenance |
| Current strata plan | Lot boundaries, LCP designations, parking and storage | Discrepancies between marketed parking/storage and what's in the plan |
Strata Bylaws, Rules & 2022-2024 Amendments
BC has made significant changes to strata law in recent years. Realtors who advise clients based on outdated knowledge of rental and pet restrictions risk misrepresentation complaints.
Rental Restrictions (2022)
CHANGEDSince November 24, 2022, stratas cannot enforce bylaws that restrict the number of rentals or prohibit all rentals. Stratas CAN still restrict short-term rentals (under 30 days). Existing rental restriction bylaws are unenforceable — even if they haven't been formally removed from the bylaw book.
→ Never tell a buyer that a building 'doesn't allow rentals' without verifying the post-2022 status.
Pet Restrictions (2024)
CHANGEDSince 2024, stratas cannot enforce bylaws that prohibit all pets. Stratas CAN regulate the number, size, type, and conduct of pets. Stratas CAN require pet deposits, insurance, and noise control measures.
→ A building's 'no pets' bylaw is now likely unenforceable. Advise clients accordingly — but tell them to confirm with the strata council before acquiring a pet.
Age Restriction Bylaws (55+)
VALIDAge restriction bylaws for 55+ communities are exempt from BC's Human Rights Code and remain valid under REDMA. These buildings can require a minimum percentage of residents to be 55+.
→ Buyers under 55 may purchase in a 55+ building but need to understand occupancy rules. Typically at least one resident of the unit must be 55+.
Short-Term Rental (STR) Bylaws
EVOLVINGStratas can restrict short-term rentals under 30 days. BC's Short-Term Rental Accommodations Act (2023) also requires municipal licensing. Check both the strata bylaw AND municipal rules before advising a buyer who wants Airbnb income.
→ Many buyers assume condos are Airbnb-eligible. Most are not — check both strata bylaws and city licensing requirements.
Depreciation Reports: Reading the 30-Year Plan
A depreciation report is a 30-year financial plan for the strata's major repairs. It tells buyers whether the strata has been prudently saving — or whether a major special levy is imminent. In BC, most stratas with 5+ lots must obtain a depreciation report every 5 years.
What a Depreciation Report Contains
Asset inventory
Every common property asset: roof, elevator, windows, parkade membrane, mechanical systems, landscaping
Condition assessment
Current condition and estimated remaining useful life of each asset
Projected repair schedule
When each major repair or replacement is expected over 30 years, with cost estimates
CRF balance & funding scenarios
Current CRF balance, three funding scenarios (no contributions, minimum, recommended)
Recommended annual contribution
How much the strata should contribute to the CRF each year to fund projected repairs without special levies
Qualified preparer certification
Must be prepared by a qualified professional (engineer, architect, or designated property manager with credentials)
Reading the CRF Adequacy: A Practical Framework
| CRF Status | What It Means | Buyer Risk |
|---|---|---|
| Fully funded (at or above recommended level) | Strata has been saving consistently; major repairs can be funded without special levies | Low — but review upcoming major projects |
| Partially funded (below recommended, above minimum) | Some savings but contributions may need to increase; potential for small special levies | Medium — check what major repairs are due within 5-10 years |
| Underfunded (below minimum scenario) | Strata has not been saving enough; almost certain special levies ahead | High — quantify likely special levy exposure before offering |
| Critically underfunded (or no depreciation report) | No plan, no savings — major repairs imminent, no funds | Very High — consider adjusting offer price for likely special levy |
Special Levies: The Strata Buyer's Biggest Hidden Risk
A special levy is a one-time charge on all strata lot owners to fund a major repair or improvement that the CRF cannot cover. Special levies can range from $500 to $100,000+ per unit depending on the project. They require a 3/4 vote (75% of eligible voters) at a general meeting.
Special Levy Timeline: From Discussion to Collection
Problem identified
Engineering assessment or strata council identifies major repair need
Cost estimate obtained
Strata obtains quotes and prepares financial analysis
SGM or AGM notice issued
21 days notice required for SGM; resolution included in notice
3/4 vote at meeting
75% of eligible voters (not just attendees) must vote in favour
Resolution approved
Special levy is now binding — even on owners who voted against or weren't present
Form B updated
Form B issued after this date must disclose the approved special levy
Payment collected
Owners must pay by the due date specified in the resolution — typically 30-90 days
⚠️ The Special Levy Gap: What Form B Misses
A special levy approved at a meeting held after the Form B date will not appear on the certificate — but the new owner is still bound by it if the approval happened before completion. Always check:
Strata Insurance: Deductibles & the Owner's Liability
BC's strata insurance landscape changed dramatically with Bill 20 (2020) after insurance deductibles skyrocketed. Understanding how strata insurance interacts with owner insurance is now a critical part of advising strata buyers.
Strata Insurance vs. Owner Insurance: What's Covered
| Coverage | Strata Policy | Owner Policy |
|---|---|---|
| Building structure | ✅ Yes (original construction standard) | ❌ No |
| Common property repairs | ✅ Yes | ❌ No |
| Owner improvements & betterments | ❌ No — original finishes only | ✅ Should be covered |
| Contents (furniture, appliances) | ❌ No | ✅ Yes |
| Liability for strata claims | Depends on whether owner caused damage | ✅ Owner liability coverage |
| Strata deductible on a claim | Deductible may be owner's liability | ✅ Owner should carry deductible coverage |
| Loss assessment | ❌ Not applicable | ✅ Covers owner's share of uninsured loss |
The Deductible Rule: When Owners Pay the Strata's Deductible
Under Bill 20 (2020), strata corporations can pass bylaws requiring an owner to pay the building insurance deductible if the claim originated from the owner's strata lot. With deductibles commonly $25,000-$250,000 in some buildings, this is a significant risk.
Realtor tip:Advise buyers to check the building insurance deductible on Form B, then confirm their condo insurance includes at minimum that amount as "deductible coverage." A water pipe burst from a renovation in a $200K deductible building could cost the owner $200,000 if their policy doesn't cover it.
Strata Dispute Resolution: Options & Process
When strata disputes arise — whether between an owner and the strata corporation, or between two owners — BC provides several resolution pathways. Understanding these helps buyers assess risk when purchasing in a strata with known disputes.
Internal Resolution
Raise the issue directly with the strata council in writing. The council must consider the complaint at the next council meeting. Document everything.
Best for: Bylaw violations, maintenance requests, parking disputes
Mediation
Neutral mediator facilitates a voluntary agreement. Not binding unless parties reach a settlement. BC's Civil Resolution Tribunal offers assisted dispute resolution.
Best for: Neighbour disputes, repair disagreements
Civil Resolution Tribunal (CRT)
BC's online tribunal for strata disputes under $50,000. Decisions are binding. No lawyers required. Most strata disputes go here.
Best for: Bylaw enforcement, special levy disputes, repair obligations
Supreme Court of BC
For disputes over $50,000 or complex legal issues. Rarely used for routine strata matters. Court can order bylaws amended or council decisions reversed.
Best for: Major construction defects, large financial disputes, invalid bylaw challenges
Realtor Duties in Strata Sales
✅ Listing Realtor Obligations
✅ Buyers' Agent Obligations
4 Scripts for Strata Conversations
Explaining Form B to a first-time strata buyer
""Form B is like a financial report card for your specific unit within the strata. It shows your monthly fees, any unpaid special charges on this unit, and whether the strata is involved in legal proceedings. It's mandatory to get one — and it's only valid for about 60 days. But here's the important thing: Form B only shows approved decisions as of the date it was issued. To find out what's coming, we need to review the last two years of meeting minutes and the depreciation report.""
When a client asks about the high strata fee
""A higher strata fee isn't necessarily a problem — it depends on what's included. This fee covers [list of inclusions: heat, hot water, insurance, gym, concierge]. More importantly, it includes a strong contingency reserve fund contribution, which means the strata is saving for future repairs. A building with a $200 strata fee that never sets aside money for the roof is often a worse deal than one with a $500 fee that's well-prepared. Let's look at the depreciation report together.""
Advising on rental restrictions post-2022
""You asked about the rental rules in this building. Here's the current situation: since 2022, BC law says a strata cannot enforce a bylaw that prohibits all rentals. So even if there's an old bylaw saying no rentals, it's not enforceable anymore. The strata can still restrict short-term rentals under 30 days — think Airbnb. I'd still recommend we confirm directly with the strata manager, but you do have the right to rent long-term.""
When the depreciation report shows an underfunded CRF
""Looking at this depreciation report, the CRF currently has $180,000. The recommended balance for this building's size and age is $420,000. There's a projected roof replacement in 7 years estimated at $380,000. On the current contribution rate, there'll be a shortfall of about $200,000 when that bill comes due. That suggests a special levy of roughly $6,000-8,000 per unit is likely. That's not necessarily a deal-breaker — but it needs to be factored into your offer price and your financial planning.""
Frequently Asked Questions
What is Form B in BC strata?
Form B (Information Certificate) is a mandatory disclosure document that strata corporations must provide within 7 days of a written request by a strata lot owner or buyer. It discloses the strata lot's current financial obligations including monthly strata fees, any outstanding special levies, liens against the lot, bylaw violations, pending litigation, and the strata's insurance deductible. Buyers must review Form B before completing a strata purchase.
Can a BC strata ban pets or rentals?
Strata corporations can regulate but generally cannot completely ban rentals — since 2022 amendments to the Strata Property Act, rental restriction bylaws are unenforceable. Strata corporations can still restrict short-term rentals (Airbnb-style under 30 days). For pets, stratas can pass bylaws restricting pet types, number, and size, but cannot implement an outright ban on all pets since 2024 amendments.
What is a depreciation report in BC strata?
A depreciation report (also called a reserve fund study) is a 30-year plan prepared by a qualified professional that assesses the strata's common property and assets, projects when major repairs will be needed, and recommends how much the strata should save in its contingency reserve fund (CRF). BC requires most strata corporations to obtain an updated depreciation report every 5 years.
What is a special levy in a strata?
A special levy is a one-time charge approved by the strata to fund a major repair or improvement that the contingency reserve fund cannot cover. Special levies require a 3/4 vote (75% of eligible voters) at a general meeting. Amounts can range from a few hundred to tens of thousands of dollars per unit. A Form B will disclose any approved special levies outstanding.
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