Special Levy Resolution

Under the Strata Property Act, SBC 1998, c. 43, a special levy resolution is a decision passed by owners at an annual general meeting (AGM) or special general meeting (SGM) to collect a one-time extra payment from all owners for expenses not covered by the contingency reserve fund. The resolution must specify the total amount, the purpose, each owner's share based on unit entitlement, and the payment deadline. Verify the exact requirements with a BC lawyer or notary before acting.

Under the Strata Property Act, SBC 1998, c. 43, a special levy resolution generally requires a three-quarter vote (75%) of eligible voters at a properly convened general meeting (as of 2026-07-27 — verify current). The strata's bylaws and the specific purpose of the levy may affect the threshold. Verify the voting requirement for your specific strata with a BC lawyer or notary before the meeting.

Yes. Under the Strata Property Act and the Strata Property Regulation, Form B (Information Certificate) must disclose any special levies approved but not yet paid in full as of the date the certificate is issued (as of 2026-07-27 — verify current). Buyers who complete their purchase after a special levy resolution is passed become responsible for paying their proportionate share. Verify the status of any special levy with a BC lawyer or notary before completing your purchase.

Under the Strata Property Act, SBC 1998, c. 43, special levies are typically approved for major repairs, capital improvements, or unexpected expenses not covered by the operating fund or contingency reserve fund. Using a special levy for regular operating expenses instead of adjusting monthly strata fees may not comply with the Act's framework for budgeting and financial management. Verify the appropriateness of a proposed special levy purpose with a BC lawyer or notary before voting.

Under the Strata Property Act, SBC 1998, c. 43, and the Strata Property Regulation, each owner's share of a special levy is allocated according to their unit entitlement (the unit's proportionate share of common property and common expenses, as shown on the strata plan). The special levy resolution must specify this allocation. Verify your unit entitlement and your share of any proposed levy with a BC lawyer or notary before the meeting.

Under the Strata Property Act, SBC 1998, c. 43, unpaid special levies become a debt owed to the strata corporation and may be registered as a lien against the strata lot's title. The strata may charge interest and eventually pursue collection remedies, including sale of the strata lot in certain circumstances (as of 2026-07-27 — verify current). Verify the strata's enforcement options and timeline with a BC lawyer or notary if you are unable to meet the payment deadline.

Under the Strata Property Act, SBC 1998, c. 43, an owner may apply to the BC Civil Resolution Tribunal (CRT) to challenge a strata decision, including a special levy resolution, if they believe the decision is significantly unfair or procedurally defective. Time limits apply to such applications (as of 2026-07-27 — verify current). Verify the grounds, deadlines, and process for challenging a special levy with a BC lawyer before taking action.

The Strata Property Act, SBC 1998, c. 43, does not explicitly require an engineering report before approving a special levy, but the strata council has a duty to act reasonably and obtain adequate information to support the levy's purpose and amount. Many stratas obtain a depreciation report or engineering assessment to justify major capital levies. Verify whether an expert report is necessary or advisable for your specific project with a BC lawyer or notary before the vote.

Under the Strata Property Act, SBC 1998, c. 43, the special levy resolution itself may specify whether payment will be collected as a lump sum or in instalments, and the strata's bylaws may also address payment terms. If the resolution is silent, the strata council may have discretion to set a payment schedule. Verify the payment terms and any instalment options with a BC lawyer or notary before the levy is approved.

Under the Strata Property Act, SBC 1998, c. 43, and based on the general framework for strata obligations, buyers who complete their purchase (take legal title) before a special levy resolution is passed are not typically responsible for that levy unless they still own the unit when the levy is approved. Conversely, buyers who complete after the resolution is passed become responsible for their proportionate share. Verify the exact timing of completion and the levy resolution date with a BC lawyer or notary before closing.