AGM Minutes

AGM stands for Annual General Meeting. Under the Strata Property Act, SBC 1998, c. 43, every strata corporation must hold an AGM at least once per calendar year to approve the budget, elect council members, and conduct other business. The minutes are the written record of what was discussed and decided at that meeting.

Yes. The Strata Property Act, SBC 1998, c. 43, and the Strata Property Regulation require the strata corporation to prepare and retain minutes of all general meetings, including the AGM. The minutes must record resolutions passed and the results of any votes. Verify recordkeeping obligations with a BC lawyer or notary if you have specific questions.

Yes. Under the Strata Property Act, SBC 1998, c. 43, a purchaser (or their representative) may request access to strata corporation records, including AGM minutes. The strata must provide access within one week of the written request, subject to any reasonable fees set by bylaw. Reviewing at least the last two years of AGM minutes is a standard pre-purchase due diligence practice.

AGM minutes record budget approvals, special levy discussions or approvals, council elections, bylaw amendments, insurance coverage decisions, maintenance and repair issues, owner disputes, and any other matters voted on or discussed by the owners. They can reveal the financial health of the strata, upcoming major expenses, recurring problems, and the general tone of owner relations. This information is not financial advice; verify the implications of any findings with a BC lawyer or notary.

Under the Strata Property Act, SBC 1998, c. 43, access to certain records may be restricted if they involve matters of a confidential nature (such as privacy-protected personal information under the Personal Information Protection Act, SBC 2003, c. 63, or privileged legal advice). However, most substantive AGM business—budgets, levies, maintenance votes—is generally accessible. Verify any access disputes with a BC lawyer or notary.

Industry practice in BC is to review at least the last two years of AGM minutes to identify patterns, recurring problems, and upcoming special levies or major projects. There is no statutory rule dictating how many years to review. Verify the appropriate scope of your due diligence with a BC lawyer, notary, or your real estate licensee.

Yes. AGM minutes record discussions of potential special levies, votes on proposed special levies, and the reasons for them (such as roof replacement, elevator repair, or contingency reserve fund shortfalls). Even if a levy was discussed but not approved, the minutes reveal that the issue was on the owners' agenda. Review minutes carefully and verify any financial implications with a BC lawyer or notary before completing your purchase.

The Strata Property Act, SBC 1998, c. 43, and the Strata Property Regulation do not mandate a specific certification process, but standard practice is for the strata council secretary or council to approve the minutes at the next meeting. Once approved, the minutes become the official record. Verify the authenticity and approval status of any minutes you review with the strata corporation or a BC lawyer or notary.

Yes, AGM minutes that document owner disputes, lawsuits, or insurance claims may indicate financial risk, governance problems, or deferred maintenance. These issues can affect resale value, insurance costs, and your enjoyment of the property. Verify the current status and potential financial impact of any disclosed disputes or litigation with a BC lawyer or notary before proceeding with your purchase.

No. Under the Strata Property Act, SBC 1998, c. 43, Form B (Information Certificate) is a separate document that provides a snapshot of the strata's financial and legal status, including current levies, insurance, and depreciation report status. AGM minutes are not attached to Form B but are part of the strata corporation's records that a buyer may request separately. Verify what records you need for your due diligence with a BC lawyer, notary, or your real estate licensee.