Special General Meeting (SGM)

A Special General Meeting is any general meeting of strata lot owners convened outside of the Annual General Meeting, as provided under the Strata Property Act (SBC 1998, c. 43). SGMs are typically called to address urgent or time-sensitive matters such as approving a special levy, authorizing significant expenditures, or amending strata bylaws. The Strata Property Act sets out the procedural requirements governing how and when an SGM must be called and conducted.

Under the Strata Property Act (SBC 1998, c. 43), an SGM may be called by the strata council, or by a requisition signed by a sufficient number of eligible strata lot owners as specified in the Act. The strata council must call the meeting within the timeline prescribed by the Strata Property Act once a valid requisition is received. Owners wishing to requisition an SGM should consult the current Strata Property Act and its Regulation for the exact owner-threshold and procedural requirements.

SGMs in BC strata corporations are commonly held to vote on special levies to fund unexpected major repairs, to approve expenditures from the contingency reserve fund that exceed the strata council's spending authority, or to pass, amend, or repeal bylaws and rules. They may also be called to address matters such as the removal of strata council members or other issues requiring a vote of all owners that cannot wait until the next AGM. The Strata Property Act (SBC 1998, c. 43) governs which resolutions require ordinary, three-quarter, or unanimous votes.

The Strata Property Act (SBC 1998, c. 43) requires that owners receive a minimum amount of notice before an SGM, and the notice must include the proposed agenda and any relevant documents such as draft bylaw amendments or special levy resolutions. Consult the current Strata Property Act and its Regulation for the exact minimum notice period, as the specific number of days must be confirmed against the current legislative text. Notice requirements exist to ensure all eligible voters have a reasonable opportunity to review the business and attend or submit a proxy.

Under the Strata Property Act (SBC 1998, c. 43), a special levy generally requires a three-quarter vote of eligible voters present in person or by proxy at the meeting, unless the levy is for an amount and purpose that may qualify under a lower threshold as set out in the Act. The resolution must also specify the total amount of the levy, each owner's contribution calculated in accordance with unit entitlement, the purpose, and the payment date or schedule. Owners and strata councils should consult the current Strata Property Act for the precise voting and resolution content requirements.

Yes, bylaw amendments can be passed at an SGM under the Strata Property Act (SBC 1998, c. 43), provided the proposed amendment is included in the notice of the meeting sent to all owners. Most bylaw amendments require a three-quarter vote of eligible voters, though some amendments—such as those affecting the use of a strata lot for residential purposes—may require a unanimous vote depending on the nature of the change. Amendments do not come into force until they are filed in the Land Title Office as required by the Strata Property Act.

A prospective buyer can obtain this information by requesting a Form B Information Certificate from the strata corporation, which is required under the Strata Property Act (SBC 1998, c. 43) to disclose certain financial and governance information including any money owing by the strata lot and the current strata fees. Additionally, reviewing the strata corporation's minutes, which should be made available as part of the document package, will reveal recent or upcoming SGMs and any resolutions passed. A real estate licensee acting under the Real Estate Services Act (RESA) and regulated by the BCFSA has a duty to assist buyers in understanding these documents.

Yes, the Strata Property Act (SBC 1998, c. 43) permits eligible strata lot owners to vote by proxy at an SGM, subject to the rules and restrictions set out in the Act and the strata corporation's bylaws. A proxy must be in writing and submitted in accordance with the procedures prescribed by the Strata Property Act and any applicable strata bylaws. There are also limitations in the Act on how many proxies a single person may hold, so owners should review the current statutory requirements before submitting or accepting a proxy.

Under the Strata Property Act (SBC 1998, c. 43), a quorum is required for an SGM to conduct binding votes, and the Act specifies the number of eligible voters who must be present in person or by proxy to constitute quorum. If quorum is not achieved at the originally called meeting, the Strata Property Act provides a process under which the meeting may be adjourned and subsequently reconvened, potentially with a reduced quorum requirement. Strata councils and owners should consult the current text of the Strata Property Act and its Regulation for the specific quorum thresholds and adjournment procedures.

A real estate licensee licensed under the Real Estate Services Act (RESA) and regulated by the BCFSA has a duty to disclose material information about a strata property to their client, which would include a pending or recently held SGM that could affect the buyer's decision—such as an upcoming special levy vote or significant bylaw amendment. The licensee is not a legal advisor but must ensure the client has access to relevant strata documents, including notices and minutes of SGMs, so informed decisions can be made. Licensees should direct clients to review these documents carefully and, where legal interpretation is needed, recommend they consult a lawyer.