Under the Strata Property Act, SBC 1998, c. 43, a strata corporation is the legal entity automatically created when a strata plan is deposited at the Land Title Office, dividing a building or development into individually owned strata lots and shared common property. The strata corporation holds legal title to common property and common assets on behalf of all owners. Every strata lot owner is automatically a member of the strata corporation.

Under the Strata Property Act, the strata corporation is governed by an elected strata council, which is composed of owners (or their authorized representatives) elected at the annual general meeting. The strata council carries out the duties and powers of the strata corporation, including enforcing bylaws, managing finances, and arranging maintenance and insurance. Verify current governance details for your strata with a BC lawyer or notary before acting.

Strata fees (also called strata contributions) are monthly payments levied by the strata corporation under the Strata Property Act to fund the operating fund and the contingency reserve fund (CRF). The operating fund covers day-to-day expenses such as insurance, utilities, maintenance, and management fees, while the CRF is for major repairs and depreciation. The amount of each owner's contribution is typically based on the unit entitlement of their strata lot.

Yes. Under section 149 of the Strata Property Act, a strata corporation must obtain and maintain property insurance on common property, common assets, buildings shown on the strata plan, and fixtures built or installed on a strata lot as part of the original construction. The policy must insure against major perils and be for full replacement value. Verify current coverage requirements and exclusions with the strata's insurer or a BC insurance professional before relying on this information.

Under section 92 of the Strata Property Act, the strata corporation must establish a contingency reserve fund for common expenses that usually occur less often than once a year or are for unusual or extraordinary purposes. The strata must contribute to the CRF each fiscal year at least 10% (as of 2026-07-27 — verify current) of the total contribution to the operating fund for that year, unless an exemption or different percentage is approved by a three-quarters vote at a general meeting. The CRF may only be used for purposes approved under the Act or by a three-quarters vote.

Yes. Under section 108 of the Strata Property Act, a strata corporation may approve a special levy by a three-quarters vote at a general meeting to raise funds for expenses not sufficiently covered by the operating fund or contingency reserve fund. Special levies are apportioned among owners according to unit entitlement unless the bylaws or a unanimous vote provide otherwise. Verify the specific levy resolution and your obligation with the strata council or a BC lawyer before acting.

Strata bylaws are the rules that govern the use, safety, and administration of strata lots and common property, and the conduct of owners, tenants, and visitors, as provided under the Strata Property Act. Every strata corporation starts with the Standard Bylaws under the Strata Property Regulation unless amended. Bylaws may be created, amended, or repealed by a three-quarters vote at a general meeting, and amendments must be filed at the Land Title Office to become enforceable.

Yes, subject to limits. Under sections 141 and 143 of the Strata Property Act, a strata corporation may pass a bylaw to prohibit or restrict the rental of strata lots by a three-quarters vote at a general meeting. However, the bylaw cannot prohibit an owner who rented their strata lot before the bylaw was passed from continuing to rent (the "grandfather" or "hardship" exemption applies in certain cases). Verify current rental restriction bylaws and exemptions for a specific strata with a BC lawyer or notary before acting.

Under section 116 of the Strata Property Act, if an owner fails to pay a strata fee or other amount owed to the strata corporation, the strata may register a lien (called a Certificate of Lien) against the owner's strata lot title at the Land Title Office. The lien is a charge on the strata lot and the strata corporation may apply to the Supreme Court of British Columbia to enforce the lien by court order or, in some cases, by sale of the strata lot. Verify enforcement procedures and timelines with a BC lawyer before acting.

Yes. Under section 40 of the Strata Property Act, a strata corporation must hold an annual general meeting (AGM) at least once each calendar year and not more than 15 months after the last AGM. At the AGM, owners elect the strata council, approve the annual budget, review financial statements, and vote on bylaw amendments or other resolutions. The strata council must give owners written notice of the AGM at least two weeks in advance, unless the bylaws require longer notice.