Pet Restriction Bylaws (Strata)

Under the Strata Property Act (SBC 1998, c. 43), a strata corporation has the power to pass, amend, or repeal bylaws governing the use and enjoyment of strata lots and common property, which includes the keeping of pets. The standard or model bylaws set out in the Strata Property Regulation provide a default framework, but individual strata corporations may adopt their own bylaws that restrict the number, size, weight, or species of pets. Any bylaw must be passed by a three-quarters vote at an annual or special general meeting unless a different threshold is specified.

A strata corporation in British Columbia may pass a bylaw prohibiting pets entirely, provided the bylaw is validly adopted under the Strata Property Act (SBC 1998, c. 43) by the required three-quarters vote of eligible voters. However, a blanket pet prohibition cannot be enforced against owners or tenants who require a certified assistance animal under the BC Human Rights Code, as such individuals are entitled to a reasonable accommodation regardless of a strata pet ban. Buyers should review the current, filed bylaws and any pending amendments before purchasing in a no-pet strata.

Yes. The BC Human Rights Code prohibits discrimination based on physical or mental disability in the context of housing, and a strata corporation's pet bylaw cannot be applied to deny a person with a disability the right to keep a certified assistance animal required for their disability-related needs. This protection exists independently of the Strata Property Act (SBC 1998, c. 43), and a strata corporation that enforces a pet ban against a legitimate assistance animal user may face a human rights complaint. Owners or tenants relying on this exemption may be asked to provide reasonable documentation confirming the animal's status.

Before purchasing a strata lot in British Columbia, a buyer should review the strata corporation's current registered bylaws and rules, which are obtained through the Form B Information Certificate as provided for under the Strata Property Act (SBC 1998, c. 43). The Form B must be issued by the strata corporation within one week of a written request by an owner and discloses, among other things, any bylaw or rule restricting pets. Buyers should also request minutes of recent general meetings to identify any pending bylaw amendments that could alter pet permissions after purchase.

To amend a pet restriction bylaw, a strata corporation must pass the amendment by a three-quarters vote of eligible voters at an annual or special general meeting, in accordance with the Strata Property Act (SBC 1998, c. 43). Once passed, the amended bylaw must be filed in the Land Title Office before it becomes enforceable against owners. Until the amendment is filed, the prior bylaw remains in effect, so timing of the Land Title Office filing is an important consideration for buyers and sellers.

The Strata Property Act (SBC 1998, c. 43) provides that a bylaw that is newly passed or amended is not enforceable against a person who, before the bylaw came into force, was keeping a pet that would otherwise contravene the new bylaw, as long as the pet was being kept in compliance with the bylaws at that time. This protection typically applies only for the lifetime of that specific animal and does not extend to replacement pets acquired after the bylaw's effective date. Buyers who already own pets should confirm whether any grandfathering protection would transfer with the purchase of a strata lot.

Under the Strata Property Act (SBC 1998, c. 43) and its Regulation, a strata corporation may impose a fine on an owner or tenant who contravenes a bylaw, including a pet restriction bylaw, provided the strata has a bylaw authorizing fines and has followed the required notice and opportunity-to-respond procedures before levying any fine. The maximum fine amount per bylaw contravention and the permitted fine schedule are set out in the Strata Property Regulation; buyers and owners should consult the current Regulation or BC Government guidance for the exact figures in force. Fines that remain unpaid may be collected as a debt owed to the strata corporation.

Yes. Under the Strata Property Act (SBC 1998, c. 43), strata bylaws bind not only strata lot owners but also their tenants and occupants, meaning that a tenant in a strata lot must comply with the strata corporation's pet restriction bylaws even if the owner-landlord has no personal objection to pets. An owner who rents out their strata lot must make their tenant aware of the applicable bylaws, and the strata corporation may enforce the pet bylaw directly against the tenant. Landlords should include reference to strata pet bylaws in tenancy agreements to ensure tenants are on notice.

A licensee acting for a buyer in British Columbia owes duties of competence and full disclosure under the Real Estate Services Act (RESA) and the rules established by the BC Financial Services Authority (BCFSA). This includes ensuring the buyer is aware of material strata documents — such as current bylaws and Form B information — that affect their intended use of the property, including whether they intend to keep pets. Failure to advise a buyer to review pet restriction bylaws before completing a purchase could constitute a breach of a licensee's professional obligations under RESA.

Owners, tenants, or strata corporations involved in a dispute over the interpretation or enforcement of a pet restriction bylaw in British Columbia may apply to the Civil Resolution Tribunal (CRT), which has jurisdiction over most strata property disputes under the Civil Resolution Tribunal Act and the Strata Property Act (SBC 1998, c. 43). For larger or more complex disputes, parties may also seek resolution through BC Supreme Court, which retains jurisdiction over strata matters. If the dispute involves an alleged human rights violation — such as refusal to accommodate an assistance animal — a complaint may also be filed with the BC Human Rights Tribunal.