Strata Fee Schedule

Strata fees in BC are governed by the Strata Property Act (SBC 1998, c. 43) and its Regulation. Under that Act, each strata lot's monthly fee is calculated by multiplying the strata corporation's total budgeted contributions by the ratio of that lot's unit entitlement to the total unit entitlement of all strata lots in the building. This means two units of different sizes will generally pay different fees, reflecting their proportionate share of the building's costs.

The authoritative source is the current strata fee schedule maintained by the strata corporation, not the listing, the seller's memory, or an old document. In a real estate transaction, buyers typically receive this information through a Form B Information Certificate, which the strata corporation is required to provide under the Strata Property Act (SBC 1998, c. 43) and which discloses the current monthly strata fee for the specific strata lot. Relying on outdated documents or verbal representations can result in a buyer underestimating their ongoing ownership costs.

Strata fees can change annually, as the strata corporation must adopt a new operating budget at each Annual General Meeting (AGM) in accordance with the Strata Property Act (SBC 1998, c. 43). Once a new budget is approved by the owners at the AGM, the strata fee schedule is updated to reflect each strata lot's proportionate share of the revised budget. Buyers should confirm the fee schedule is current at the time of their purchase, particularly if an AGM has occurred recently.

Unit entitlement is a number assigned to each strata lot, typically set out in the strata plan filed at the Land Title Office, and it reflects the relative size or value of each lot within the strata corporation. Under the Strata Property Act (SBC 1998, c. 43), a strata lot's monthly fee is determined by dividing its unit entitlement by the total unit entitlement of all strata lots and multiplying that fraction by the total budgeted contributions. This means a strata lot with a higher unit entitlement will pay a proportionally larger strata fee than a lot with a lower unit entitlement.

Strata fees themselves are not included in the fair market value of a strata lot for Property Transfer Tax (PTT) purposes under the BC Property Transfer Tax Act; PTT is calculated on the fair market value of the property being transferred. However, understanding the strata fee schedule is important for buyers to assess the total ongoing cost of ownership alongside PTT obligations. For specific PTT thresholds and exemptions, consult the current BC Ministry of Finance guidance.

Yes. In addition to regular monthly strata fees that appear on the fee schedule, a strata corporation may levy special levies for expenses not covered by the operating fund or contingency reserve fund, subject to the approval thresholds set out in the Strata Property Act (SBC 1998, c. 43). Contributions to the contingency reserve fund (CRF) are also shown on the strata fee schedule as a separate line item from operating fund contributions. Buyers should review both the fee schedule and the strata corporation's financial statements to understand all anticipated costs.

Under the Real Estate Services Act (RESA) and BCFSA rules governing licensee conduct, a licensee acting for a buyer has a duty to disclose material information, which includes ensuring the buyer is aware of the current strata fee for the strata lot they are purchasing. A licensee should direct buyers to the current fee schedule and the Form B Information Certificate rather than relying on figures stated in a listing, as those figures may be outdated or incorrect. BCFSA is the regulatory authority overseeing licensee conduct in BC, having assumed this role from the former Real Estate Council of BC on August 1, 2021.

The Form B Information Certificate is a disclosure document that a strata corporation in BC is required to provide upon request, as set out in the Strata Property Act (SBC 1998, c. 43) and its Regulation. It discloses key financial and administrative information about the strata corporation, including the current monthly strata fee applicable to the specific strata lot identified in the request. Because the Form B reflects the strata corporation's current records, it is the most reliable source for confirming a unit's fee at the time of a transaction.

Strata fees cannot be negotiated between a buyer and seller or waived by the strata corporation, as they are determined by the legislated formula under the Strata Property Act (SBC 1998, c. 43) and the budget approved by owners at the AGM. A buyer assumes the obligation to pay the strata fee applicable to their lot from the moment they become a strata lot owner. Any arrangement where a seller offers to prepay strata fees as part of a transaction is a private contractual matter between the parties and does not change the fee owed to the strata corporation.

If a strata owner fails to pay strata fees, the strata corporation has remedies available under the Strata Property Act (SBC 1998, c. 43), including the ability to file a lien against the strata lot for unpaid amounts, which can affect the owner's ability to sell or refinance the property. Unpaid strata fees and any registered liens will typically be disclosed on the Form B Information Certificate, alerting prospective buyers to outstanding arrears. Buyers should review the Form B carefully before completing a purchase to identify any such encumbrances.