Unit Entitlement

Unit entitlement is a number assigned to each strata lot in the strata plan that determines the lot's proportionate share of monthly strata fees and its voting weight at general meetings. It is governed by the Strata Property Act (SBC 1998, c. 43), which sets out how strata fees and votes are allocated based on each lot's unit entitlement relative to the total unit entitlement of all lots in the strata corporation. The figure originates from the original surveyor's calculations recorded on the strata plan filed in the Land Title Office.

Under the Strata Property Act (SBC 1998, c. 43), a strata lot's monthly contribution to the strata corporation's operating fund and contingency reserve fund is calculated by dividing that lot's unit entitlement by the total unit entitlement of all lots in the strata corporation, then multiplying by the total budget amount to be collected. For example, a lot with unit entitlement of 100 in a strata where all lots total 1,000 pays exactly 10% of the strata corporation's total monthly levy. This means lots with higher unit entitlement consistently pay more in strata fees regardless of how the lot is used.

The Strata Property Act (SBC 1998, c. 43) provides that, unless a resolution requires a unanimous or ¾ vote, each strata lot owner's voting strength is proportional to that lot's unit entitlement relative to the total unit entitlement of the strata corporation. A lot with a larger unit entitlement therefore carries more weight in ordinary resolutions than a lot with a smaller unit entitlement. Purchasers should review the strata plan's unit entitlement schedule to understand the relative voting influence their prospective lot would carry.

Unit entitlement is recorded on the registered strata plan, which is available through the BC Land Title and Survey Authority (LTSA). A buyer can also obtain this information from the Form B Information Certificate issued by the strata corporation under the Strata Property Act (SBC 1998, c. 43), which summarises key financial and governance information about the strata lot including the unit entitlement. Reviewing both the strata plan and the Form B as part of due diligence is standard practice in BC strata purchases.

Changing unit entitlement after a strata plan is registered is a significant and difficult process under the Strata Property Act (SBC 1998, c. 43), generally requiring a unanimous resolution of all strata lot owners and an amendment to the strata plan filed with the Land Title Office. Because unanimous consent of all owners is required, amendments to unit entitlement are rare in practice. Owners or strata councils considering such a change should consult a BC lawyer experienced in strata law and the Land Title Office filing requirements.

Yes. Under the Strata Property Act (SBC 1998, c. 43), contributions to the contingency reserve fund (CRF) are allocated in the same proportional manner as operating fund contributions — based on each strata lot's unit entitlement relative to the strata corporation's total unit entitlement. This means a lot with a higher unit entitlement not only pays more in monthly strata fees but also contributes a greater share to the CRF with each payment. Buyers should factor this into their ongoing cost assessment when comparing strata lots with different unit entitlements.

Under the Real Estate Services Act (RESA) and the rules administered by the British Columbia Financial Services Authority (BCFSA), a licensee acting for a buyer has a duty to disclose all known material information about a property, and unit entitlement is a material factor because it directly affects ongoing strata fees and voting rights. A licensee should ensure the buyer reviews the strata plan and Form B Information Certificate, which disclose unit entitlement, as part of standard pre-purchase due diligence. Failure to draw a buyer client's attention to such material information could constitute a breach of the licensee's professional obligations under RESA.

Not exactly. In BC, every owner of a strata lot automatically holds an undivided interest in the common property and common assets of the strata corporation, and under the Strata Property Act (SBC 1998, c. 43) that interest is tied to ownership of the strata lot rather than being a separate, tradeable share. While unit entitlement governs fee and vote allocation, ownership of common property is an incident of strata lot ownership held collectively, and no individual owner can sell or transfer their interest in common property separately from the strata lot itself.

Yes. The Strata Property Act (SBC 1998, c. 43) permits — and in practice it is common for — strata lots within the same building to have different unit entitlements, reflecting differences such as floor area, floor level, or other factors the original surveyor used when preparing the strata plan. A penthouse unit, for instance, may carry a substantially higher unit entitlement than a ground-floor unit, resulting in higher monthly strata fees and greater voting weight. Prospective buyers comparing units within the same strata corporation should always check each lot's specific unit entitlement figure on the strata plan.

Yes. Under the Strata Property Act (SBC 1998, c. 43), special levies approved by the strata corporation are generally apportioned among strata lot owners based on each lot's unit entitlement relative to the total unit entitlement of the strata corporation, unless the resolution approving the special levy specifies a different formula. This means that a lot with a higher unit entitlement will bear a proportionally larger share of any special levy for major repairs or other extraordinary expenses. Buyers should consider unit entitlement when assessing their potential exposure to future special levies, particularly where a depreciation report indicates upcoming significant expenditures.