Bare Land Strata

A bare land strata is a type of strata subdivision under the Strata Property Act, SBC 1998, c. 43, where the land is divided into strata lots and the buildings or homes on those lots are typically not shown on the strata plan filed in the Land Title Office. The owner of each strata lot owns the land within the lot boundaries and any structure on it, rather than owning a unit within a larger building. This structure is commonly used for townhome complexes, duplex developments, and some residential subdivisions where individual homes sit on separately titled parcels.

In a bare land strata under the Strata Property Act, SBC 1998, c. 43, the strata lot consists of a parcel of land (and any structure on it), whereas in a conventional strata the strata lot is typically an apartment or townhouse unit within a building shown on the strata plan. The owner of a bare land strata lot owns the land surface and is responsible for maintaining the structure, whereas a conventional strata owner typically owns the airspace within the unit and the strata corporation maintains the building exterior and common property. Verify the specifics of your strata plan and bylaws with a BC lawyer or notary before acting.

Yes. Under the Strata Property Act, SBC 1998, c. 43, all strata lot owners—including those in bare land stratas—must pay monthly strata fees (contributions to the operating fund and contingency reserve fund) and comply with the strata corporation's bylaws and rules. The strata corporation is responsible for managing common property, common assets, and enforcing bylaws, even though individual owners maintain their own homes. The amount and allocation of fees are governed by sections 99–108 of the Strata Property Act and the strata's budget.

Under the Strata Property Act, SBC 1998, c. 43, the strata lot owner is typically responsible for repair and maintenance of their own strata lot, including the home and yard within the lot boundaries, unless the strata bylaws specify otherwise. The strata corporation maintains common property (such as roads, shared amenities, and common landscaping) and common assets. Always review your strata plan, Form B (Information Certificate), and registered bylaws to confirm the division of repair and maintenance obligations—verify with a BC lawyer or notary if uncertain.

This depends on the bylaws registered for your strata corporation. Under the Strata Property Act, SBC 1998, c. 43 (sections 121 and 141–143), a strata corporation may pass bylaws restricting or prohibiting rentals, and such bylaws are binding on owners. Some bare land strata corporations prohibit all rentals; others permit them with conditions (for example, requiring the tenant to comply with bylaws and allowing the strata council to approve tenants). Obtain a current Form B (Information Certificate) and review the bylaws and rental disclosure statement before purchasing or renting—verify restrictions with a BC lawyer or notary.

Yes. Under the Property Transfer Tax Act, RSBC 1996, c. 378, PTT applies to the purchase of a bare land strata lot in BC at the general rates: 1% on the first $200,000 (as of 2026-07-27 — verify current), 2% on the portion from $200,000 to $2,000,000 (as of 2026-07-27 — verify current), and 3% on the portion above $2,000,000 (as of 2026-07-27 — verify current), plus any applicable Additional PTT if the buyer is a foreign entity or taxable trustee (20% as of 2026-07-27 — verify current). First-time home buyers and newly built home buyers may qualify for partial or full exemptions under the Property Transfer Tax Act—verify eligibility and current thresholds with a BC notary, lawyer, or the BC Ministry of Finance before closing.

Yes, if the bare land strata lot is used or intended for residential occupancy. Under the Prohibition on the Purchase of Residential Property by Non-Canadians Act, SC 2022, c. 10 (federal), non-Canadians are generally prohibited from purchasing residential property in Canada (currently extended through January 1, 2027 as of 2026-07-27 — verify current), subject to exemptions. BC's Additional Property Transfer Tax (20% as of 2026-07-27 — verify current) under the Property Transfer Tax Act also applies to foreign entities and taxable trustees purchasing residential property, including bare land strata lots that are residential. Verify current federal and provincial definitions, exemptions, and status with a BC lawyer or notary before entering a purchase contract.

Generally, strata subdivision of land within the Agricultural Land Reserve is prohibited or severely restricted under the Agricultural Land Commission Act, SBC 2002, c. 36, and the applicable regulations, because subdivision can fragment farmland. Exemptions or approvals may be available in very limited circumstances (for example, small hobby farms or historical subdivisions approved before certain dates), but they require application to and approval by the Agricultural Land Commission. If you are considering purchasing or subdividing bare land strata in the ALR, verify the legal status and any ALC orders or permits with a BC lawyer or notary and consult the Agricultural Land Commission directly.

Under the Strata Property Act, SBC 1998, c. 43 (sections 59 and 59.1), a strata corporation must provide a Form B (Information Certificate) to a buyer or owner on request, which discloses the strata's budget, operating and contingency reserve fund balances, any special levies, the monthly strata fee for the lot, common expenses, insurance, and any bylaw contraventions or legal proceedings. You should also review the registered strata plan, Schedule of Unit Entitlement, and bylaws filed in the Land Title Office. Verify all documents and their current status with a BC notary or lawyer before completing a purchase.

Yes, unless the strata corporation votes to waive the requirement. Under the Strata Property Act, SBC 1998, c. 43 (sections 94–96 and the Strata Property Regulation), strata corporations (including bare land stratas with common property such as roads, fences, recreational facilities, or landscaping infrastructure) must obtain a depreciation report every three years (as of 2026-07-27 — verify current) or pass a resolution by a 3/4 vote at each annual general meeting to waive the report for one year. The depreciation report assesses the current condition and remaining useful life of common assets and informs the contingency reserve fund (CRF) planning. Verify your strata's compliance and current CRF status in the Form B before purchasing—consult a BC lawyer or notary if you have concerns about the adequacy of the reserve fund.