Strata Section

Under the Strata Property Act, SBC 1998, c. 43, a strata section is a subset of strata lots within a strata corporation that shares common interests distinct from other lots, such as residential versus commercial use. Each section may have its own executive council, budget, and bylaws for matters affecting only that section. Shared expenses for common property used by all sections are typically allocated between sections according to the strata plan or bylaws.

A strata section is created when the strata plan filed in the Land Title Office designates certain strata lots as belonging to a particular section, as permitted under the Strata Property Act, SBC 1998, c. 43. The strata corporation's bylaws then govern how the section operates, including budgets, executive council composition, and rules specific to that section. Verify the specific plan and bylaw requirements with a BC lawyer or notary before acting.

Yes. Under the Strata Property Act, SBC 1998, c. 43, a strata section may elect its own executive council and approve its own budget for expenses that relate only to the strata lots in that section. Shared expenses for common property or services used by multiple sections are allocated between sections as provided in the bylaws or strata plan. Each section's financial statements are separate and must be disclosed to prospective purchasers of lots in that section.

Section-specific expenses usually include insurance, utilities, or maintenance for parts of the building used exclusively by one section (for example, a residential-only elevator or a commercial loading bay), as governed by the Strata Property Act, SBC 1998, c. 43, and the strata's bylaws. Shared expenses—such as the building envelope, parkade, roof, or common hallways—are allocated between sections according to a formula in the bylaws or strata plan. Verify the allocation formula in the specific strata plan and current bylaws with a BC lawyer or notary before purchasing.

Yes. Under the Strata Property Act, SBC 1998, c. 43, a strata section may enact bylaws that apply only to the strata lots in that section, provided those bylaws do not conflict with the strata corporation's general bylaws or the Act. For example, a residential section may restrict pets while the commercial section does not. All section-specific bylaws must be filed in the Land Title Office to bind future owners.

Under the Strata Property Act, SBC 1998, c. 43, matters affecting only one section are decided by a vote of that section's owners, while matters affecting the entire strata corporation (such as repairs to shared common property) require a vote of all owners or all sections as specified in the bylaws. The voting threshold (majority, 3/4 vote, or unanimous) depends on the type of resolution, as set out in the Act. Verify the specific voting rules in the strata's bylaws and the Act with a BC lawyer or notary.

Yes, typically. Each strata section under the Strata Property Act, SBC 1998, c. 43, prepares its own operating and contingency reserve fund budgets for section-specific expenses, so monthly strata fees will differ between sections. Owners also contribute to shared common expenses (allocated between sections), so the total monthly fee includes both the section contribution and the owner's share of whole-building costs. Review the current section budget and the strata corporation's budget before purchasing.

You must review both the strata corporation's general documents (including the Form B Information Certificate, financial statements, and bylaws for the entire building) and the commercial section's own budget, bylaws, minutes, and depreciation report (if any), as required under the Strata Property Act, SBC 1998, c. 43. The registered strata plan will confirm which section your lot belongs to. Verify all documents with a BC lawyer or notary and confirm the section allocation of shared expenses before completing the purchase.

Yes, but only by amending the strata plan and the bylaws through the procedures set out in the Strata Property Act, SBC 1998, c. 43, which typically require a resolution passed by a 3/4 vote or unanimous vote (depending on the amendment) and filing of an amended strata plan in the Land Title Office. Dissolving or merging sections may also require approval from each affected section and may trigger complex issues with existing budgets, bylaws, and mortgages. Verify the process and legal requirements with a BC lawyer or notary before proceeding.

No. The Property Transfer Tax Act, RSBC 1996, c. 378, applies uniformly to all strata lot transfers in BC, regardless of whether the strata corporation has sections; the tax is calculated on the fair market value of the strata lot being transferred. First-Time Home Buyer and Newly Built Home exemptions (with thresholds of up to $835,000 full exemption and partial exemption up to $860,000 as of 2026-07-27 — verify current) apply only if the lot qualifies as a principal residence and other eligibility criteria are met. Verify current rates, thresholds, and exemptions with a BC lawyer, notary, or the BC Ministry of Finance before completing the transaction.