Strata Council

A Strata Council is the elected group of strata lot owners responsible for managing the day-to-day affairs of a strata corporation between general meetings. Its authority flows from the Strata Property Act (SBC 1998, c. 43) and the strata corporation's own bylaws, which together define the powers the council may exercise on behalf of all owners. The council acts as an agent of the strata corporation and must carry out its duties in accordance with both the Act and any decisions made by owners at general meetings.

Under the Strata Property Act (SBC 1998, c. 43), a Strata Council is elected at the strata corporation's Annual General Meeting (AGM) by a vote of the owners. Eligibility is generally limited to owners of strata lots within the strata corporation, though the strata's bylaws may set additional or different qualifications. The Standard Bylaws in the Act's Schedule of Standard Bylaws provide a default framework, but individual strata corporations may amend those bylaws in accordance with the Act.

The Strata Property Act (SBC 1998, c. 43) and its Standard Bylaws set out minimum and maximum council sizes, but individual strata corporations may amend their bylaws to specify a different composition within the limits permitted by the Act. For the exact current numeric requirements applicable to a specific strata, owners should review their corporation's registered bylaws and consult the current BC Government or BCFSA guidance. In a strata corporation with only a small number of strata lots, modified rules may apply under the Act.

Under the Strata Property Act (SBC 1998, c. 43), a Strata Council is responsible for enforcing the strata corporation's bylaws and rules, managing common property and common assets, collecting strata fees, and carrying out repairs and maintenance. The council must also prepare or obtain a depreciation report and manage the Contingency Reserve Fund in accordance with the Act and its Regulation. Council decisions must remain within the scope of authority granted by the Act and the owners.

Yes, within the limits of the Strata Property Act (SBC 1998, c. 43) and the strata's bylaws, a Strata Council may make many day-to-day decisions — such as approving routine expenditures, enforcing bylaws, and entering into contracts for ordinary maintenance — without a general owner vote. However, certain significant decisions, such as making a bylaw amendment, approving a special levy, or authorizing expenditures above the spending limit set out in the strata's bylaws or the Act's Regulation, require a resolution passed by the owners at a general meeting. The Act draws a clear line between council authority and matters reserved for the owners.

Under the Strata Property Act (SBC 1998, c. 43) and its Regulation, the Strata Council is responsible for overseeing contributions to and expenditures from the Contingency Reserve Fund, which is held to pay for major repairs and replacements of common property and common assets. The council must ensure contributions meet the minimum requirements set out in the Regulation and must obtain owner approval before making expenditures from the CRF that exceed the thresholds prescribed by the Act or Regulation. Proper CRF management is closely linked to the depreciation report requirements that also apply to the strata corporation.

A prospective purchaser can request a Form B (Information Certificate) from the strata corporation under the Strata Property Act (SBC 1998, c. 43), which provides key financial and bylaw information, including details about strata fees and any amounts owing on the strata lot. The Form B package typically includes council meeting minutes for recent periods, which reveal decisions made by the council. Reviewing these documents is a standard part of strata due diligence, and real estate licensees in BC are governed by the Real Estate Services Act and BCFSA rules regarding their obligations to buyers in this process.

Yes, under the Strata Property Act (SBC 1998, c. 43), owners may bring certain disputes — including disagreements with council decisions — to the Civil Resolution Tribunal (CRT), which has jurisdiction over many strata property disputes in BC. Owners may also, by a resolution passed at a general meeting, reverse or override a council decision that falls within the authority of the owners under the Act. In more serious cases involving alleged unfairness or failure to follow the Act, owners may apply to the BC Supreme Court.

Yes, a strata corporation — and by extension its council when acting on the corporation's behalf — must handle personal information in accordance with BC's Personal Information Protection Act (PIPA). This means the council may only collect, use, and disclose personal information about owners, tenants, and other residents for purposes that a reasonable person would consider appropriate in the circumstances, and generally only with the knowledge and consent of the individuals involved. Council members should be mindful of PIPA obligations when managing strata records, sharing owner contact information, or communicating with residents.

When a strata lot owner dies, their interest in the strata lot becomes part of their estate and is dealt with under BC's Wills, Estates and Succession Act (WESA). The Strata Council continues to manage the strata corporation as normal; strata fees and bylaw obligations attach to the strata lot and are the responsibility of the estate until the lot is transferred or sold. The personal representative of the estate (executor or administrator) is responsible for communicating with the strata corporation and ensuring ongoing obligations are met during the estate administration process.