The Strata Plan is the registered survey document at the BC Land Title Office that legally creates the strata corporation under the Strata Property Act. It shows the boundaries of every strata lot, all common property, limited common property, and any parking or storage stalls. The strata plan number appears on title and defines what is legally owned by each strata lot owner. It is typically reviewed by the conveyancing lawyer or notary as part of the title search before completion.
A Strata Plan is the registered survey document filed at the BC Land Title Office that legally creates a strata corporation under the Strata Property Act (SBC 1998, c. 43). It defines the boundaries of every strata lot, all common property, limited common property, and any designated parking or storage stalls. Once deposited at the Land Title Office, it is assigned a unique plan number that appears on each strata lot owner's certificate of indefeasible title.
Under the Strata Property Act (SBC 1998, c. 43), the boundaries of each strata lot — such as whether they run to the centre of walls, the surface of floors, or some other demarcation — are determined by the Strata Plan itself. Anything falling outside those boundaries but within the strata development is generally common property or limited common property belonging to or managed by the strata corporation. A conveyancing lawyer or notary will review the Strata Plan during the title search before completion to confirm exactly what is included in the purchase.
Under the Strata Property Act (SBC 1998, c. 43), common property is any part of the land and buildings shown on the Strata Plan that is not part of a strata lot, and it is owned collectively by all strata lot owners as tenants in common in shares proportional to unit entitlement. Limited common property is a portion of common property that is designated on the Strata Plan or by bylaw for the exclusive use of one or more strata lots — for example, a private patio or a specific parking stall. The distinction affects maintenance obligations and who has the right to use the space.
A Strata Plan is deposited and registered at the BC Land Title Office, and once registered it receives a plan number that is referenced on the certificate of indefeasible title for each strata lot. Buyers, their lawyers, or notaries can obtain a copy of the registered Strata Plan by searching the BC Land Title and Survey Authority (LTSA) through myLTSA Explorer or by requesting a title search, typically done as part of the conveyancing process before completion. The plan number will appear on any title search for the strata lot.
Yes, when completing a property transfer in BC, the Strata Plan number is included in the transaction documentation submitted to the Land Title Office, and it forms part of the property's legal description used on the Property Transfer Tax return filed under the BC Property Transfer Tax Act. The applicable PTT rates are 1% on the first $200,000 of fair market value, 2% on the portion from $200,001 to $3,000,000, and 3% on the residential portion above $3,000,000, with an additional 2% on the residential portion above $3,000,000. Exemptions such as the First-Time Home Buyer exemption (for properties up to $835,000) or the Newly Built Home exemption (for properties up to $1,100,000) may be available if eligibility criteria under the Property Transfer Tax Act are met.
A buyer should request a Form B Information Certificate from the strata corporation under section 59 of the Strata Property Act (SBC 1998, c. 43), which discloses financial and bylaw information, as well as the registered Strata Plan itself, the strata's bylaws and rules, minutes of recent strata council and general meetings, and where applicable the current depreciation report. A Form F Certificate of Payment confirms there are no outstanding strata fees or special levies owing on the lot. Reviewing these documents with a conveyancing lawyer or notary before removing subject conditions is standard practice in BC.
Yes, a registered Strata Plan can be amended in BC, but the process is governed by the Strata Property Act (SBC 1998, c. 43) and generally requires a resolution passed by a specified majority of strata lot owners — typically a three-quarters vote or in some cases a unanimous vote depending on the nature of the amendment. Common amendments include reclassifying limited common property, consolidating strata lots, or adjusting boundaries, and any approved amendment must be deposited at the BC Land Title Office to take legal effect. A surveyor and conveyancing professional are typically involved to prepare and register the amendment.
The Strata Plan establishes the physical scope of the strata development — including all common property and common assets — and that scope directly informs what a depreciation report must assess under the Strata Property Act (SBC 1998, c. 43) and the Strata Property Regulation. A depreciation report provides a long-term repair and replacement schedule for the strata corporation's common property and common assets, and the items inventoried in that report correspond to the areas defined as common property on the Strata Plan. Strata corporations that meet the threshold requirements under the Regulation are generally required to obtain and renew a depreciation report unless owners vote to waive it.
When a strata lot owner dies, the strata lot forms part of their estate and is dealt with under the Wills, Estates and Succession Act (WESA, SBC 2009, c. 13), with the executor or administrator applying to transfer title to the beneficiary or sell the lot. The Strata Plan number and legal description of the strata lot must be accurately referenced in all Land Title Office filings to transfer title, just as with any other strata transaction. The strata corporation may require a Form F Certificate of Payment confirming no outstanding levies before the transfer is processed.
A licensed real estate professional in BC operating under the Real Estate Services Act (RESA) and regulated by the British Columbia Financial Services Authority (BCFSA) has a duty to act in the client's best interests, which includes drawing the client's attention to the Strata Plan and ensuring they understand what is and is not included within the strata lot boundaries. Licensees must not misrepresent the extent of ownership shown on the Strata Plan and should recommend that clients review the plan with a conveyancing lawyer or notary before completion. BCFSA's Professional Standards Manual and the Rules under RESA set out the disclosure and competency obligations that apply to licensees handling strata transactions.
Verify the specific statutory language, thresholds, deadlines and current guidance directly with the governing authority: