SGM Minutes

SGM stands for Special General Meeting — an extraordinary meeting of strata owners called outside the regular Annual General Meeting (AGM) cycle to address urgent or significant matters requiring owner approval. Under the Strata Property Act, SBC 1998, c. 43, a strata corporation may hold special general meetings to deal with matters such as approving special levies, amending bylaws, or addressing emergency repairs. SGM minutes document the decisions made at these meetings and are an important part of strata records.

Common reasons include approving a major special levy, amending strata bylaws or rules, dealing with emergency repairs, or approving significant contracts or expenditures outside the approved budget. The Strata Property Act, SBC 1998, c. 43, sets out the types of decisions that require owner approval at a general meeting. Because an SGM is called for matters that cannot wait until the next AGM, its occurrence usually signals that something significant has happened or is happening in the building.

Yes. Under the Strata Property Act, SBC 1998, c. 43, and the Strata Property Regulation, the strata corporation must prepare and retain minutes of all general meetings, including special general meetings. These minutes form part of the official strata records and must be made available to owners, purchasers, and their representatives upon request. Verify current record-retention and access requirements with a BC lawyer or notary before relying on any specific timeline.

Industry practice commonly suggests reviewing SGM minutes for the past two to three years as part of standard pre-purchase due diligence. The Strata Property Act, SBC 1998, c. 43, does not mandate a specific review period, but SGM minutes reveal significant recent events — special levies, emergency repairs, bylaw changes, or governance disputes — that may affect the value, condition, or future costs of the unit. Verify the appropriate review period for your specific situation with a BC lawyer or notary.

Yes. Under the Strata Property Act, SBC 1998, c. 43, and the Strata Property Regulation, a purchaser (or their agent or lawyer) may request access to strata records, including SGM minutes, by submitting a written request and paying any permitted fee. The strata corporation must provide these records within a reasonable time. Verify current fee schedules and timelines with a BC lawyer or notary before submitting your request.

Buyers should pay close attention to SGM minutes that document approval of special levies (lump-sum or monthly assessments beyond regular strata fees), major repairs or building envelope issues, litigation or legal disputes, bylaw amendments that restrict use or rentals, and emergency expenditures. These decisions can indicate ongoing building problems, future costs, or restrictions that affect the unit's value or your use of it. Review any concerning items with a BC lawyer or strata-knowledgeable professional before completing the purchase.

The seller must complete a Property Disclosure Statement disclosing known material latent defects and, if the property is a strata, may be required to provide a Form B Information Certificate from the strata corporation. The Form B, issued under the Strata Property Act, SBC 1998, c. 43, and Strata Property Regulation, will list recent general meetings, including SGMs, and may reference special levies or other significant decisions. Verify disclosure obligations and the currency of any Form B with a BC lawyer or notary before relying on it.

SGM minutes are not public records, but they are accessible to strata owners, prospective purchasers, and their authorized representatives under the Strata Property Act, SBC 1998, c. 43. The strata corporation may charge a reasonable fee for copies and may redact personal information as required by BC privacy legislation, including the Personal Information Protection Act (PIPA), SBC 2003, c. 63. Verify access protocols and any permitted redactions with a BC lawyer or notary if you have concerns about specific content.

If a strata corporation improperly withholds or delays access to records, including SGM minutes, a purchaser or owner may apply to the Civil Resolution Tribunal (CRT) for an order requiring compliance under the Strata Property Act, SBC 1998, c. 43. The CRT has jurisdiction over most strata property disputes in BC (as of 2026-07-27 — verify current). Consult a BC lawyer or notary if you believe the strata is not complying with its statutory record-access obligations.

Yes. Under the Strata Property Act, SBC 1998, c. 43, and standard meeting procedures, minutes may be corrected if they contain an error or omission, typically by a vote at a subsequent general meeting. Once approved (either at the SGM itself or at the next general meeting), the minutes become the official record of what was decided, even if discussions or details are summarized. If you discover a discrepancy or believe minutes are incomplete, raise the issue with the strata council or consult a BC lawyer or notary for guidance on the proper correction process.