strata-bylaws-fees-governance (Home Systems)

Strata Bylaws, Fees & Governance

• What this is: how BC strata governance actually works — the Strata Property Act framework, bylaws and rules, the council, AGM/SGM voting, strata fees (operating fund + CRF), special levies, depreciation reports, fines, records (Form B / Form F), and dispute resolution through the Civil Resolution Tribunal.
• Not: the physical common property systems (→ strata-common-property-systems (Home Systems)); replacement reserve financial modelling (→ finance-replacement-reserves (Home Systems)); insurance circularity and deductible chargeback mechanics (→ insurance-warranties (Home Systems)).
• Scope: strata profile only. For detached-on-municipal homes, this section is not applicable — there is no strata corporation, no AGM, no bylaws beyond municipal zoning, and no contingency reserve fund.

Bottom line

The rule (tripwire)

• If a bylaw change is on the AGM ballot → read the proposed wording before you vote. Bylaw changes require a 3/4 vote to pass and must be filed at the Land Title Office to take effect — but once filed, they bind every owner immediately.¹ A rental restriction, pet ban, or alteration rule that passes while you’re absent becomes enforceable against you on registration.
• If a special levy resolution is on the agenda → read the depreciation report first. A levy means either the CRF is depleted or an unbudgeted major expense hit. The depreciation report tells you whether more levies are likely. If you can’t attend, submit a proxy.²
• If you’re buying → request Form B before subjects lift. Form B discloses monthly fees, outstanding balances, special levies approved or proposed, CRF balance, bylaws, and the current insurance summary — all in one document, delivered within 7 days.³ Without it, you’re buying blind.

Recurring upkeep

• Read the AGM package every year before the meeting. The package contains the budget (and next year’s fees), the CRF contribution, any bylaw amendments on the ballot, and the depreciation report if it’s a renewal year. Fifteen minutes of reading before the AGM prevents a lot of surprises.
• Track the building’s water-damage deductible at each AGM. It can change at the strata’s annual insurance renewal without separate notice to owners.⁴

One-time setup

• Get your registered bylaws from the Land Title Office or your strata manager — now. The bylaws govern rentals, pets, alterations, short-term rentals, and noise. The Standard Bylaws apply by default only where registered bylaws don’t override them.¹ You cannot know your obligations without reading what’s filed.
• Confirm that your personal policy’s loss-assessment limit equals or exceeds the building’s current water-damage deductible. → insurance-warranties (Home Systems)

Standing facts

• Strata fees are not optional — unpaid fees accrue interest, can be liened against your lot, and the strata can withhold Form F (the certificate that clears a sale) until the balance is paid.⁵
• The CRF is legally required to receive a minimum 10% of the operating budget annually (since November 1, 2023).⁶ A strata that has historically waived or deferred contributions may now face a structural shortfall.
• The Civil Resolution Tribunal (CRT) is the mandatory first stop for most strata disputes — it is free to start, fully online, and has no dollar cap for strata matters (the $5,000 small-claims limit applies to small claims separately).⁷

How it works

The Strata Property Act framework

Every strata corporation in BC is a creature of the Strata Property Act [SBC 1998] c. 43 (SPA).⁸ When a strata plan is filed at the Land Title Office, a strata corporation comes into existence automatically — it is not optional. Every strata lot owner is a member. The corporation:

• owns and manages the common property and common assets
• collects strata fees and administers two funds (operating + CRF)
• enforces its own bylaws and rules
• must be insured at full replacement value (SPA ss.149–162)

The owners collectively govern the corporation through an annual general meeting (AGM) and, when needed, special general meetings (SGMs). Between meetings, an elected strata council runs day-to-day operations.

Bylaws vs. rules — not the same thing

Bylaws govern both individual strata lots and common property. They can restrict or regulate:

• rentals (short-term and long-term) — SPA ss.141–143
• pets — SPA s.123
• alterations to strata lots requiring written council approval — SPA s.69
• age restrictions (55+) — SPA s.123
• noise, smoking, window coverings, parking

Rules can only govern the use, safety, and condition of common property and common assets — they cannot govern what happens inside a strata lot. The maximum fine for a rule violation is $50(vs.$200 for a bylaw violation under the Strata Property Regulation).⁹

Standard Bylaws are the provincial defaults (SPA s.120).¹ They apply wherever the strata has not filed different bylaws. Most established buildings have filed bylaws that override the Standard Bylaws in meaningful ways — you need to read the registered bylaws, not just the provincial defaults.

How bylaws change — the 3/4 vote

Bylaw amendments require:¹²

• A 3/4 vote of the owners at a general meeting (AGM or SGM)
• Filing at the Land Title Office — they do not take effect until registered

The council can adopt rules unilaterally, but they expire at the next general meeting unless ratified by a majority vote.¹

The strata council

The council exercises the powers and duties of the strata corporation between general meetings.¹⁰ Under the Standard Bylaws, it has 3–7 members elected at each AGM. Key council responsibilities:

• enforce bylaws and rules
• manage common property maintenance and repairs
• keep records (meeting minutes, financial statements, depreciation reports)
• hire and supervise a strata manager (optional — the strata can also self-manage)
• convene AGMs and SGMs with proper notice

Council members must act honestly, in good faith, and with the care of a reasonably prudent person.¹⁰

AGM and SGM — owner participation

The AGM must be held at least once per fiscal year. Notice must go out two weeks before the meeting (or four weeks if winding up is on the agenda).² The agenda must include the proposed budget and financial statements.

Voting thresholds:²

Decision	Vote required
Approve budget / strata fees	Majority (>50% of votes cast)
Amend a bylaw	3/4 vote
Approve a special levy	3/4 vote
Terminate the strata	80% of all eligible voters
Change unit entitlements	Unanimous

Owners can vote in person, by proxy, or electronically — no bylaw required for electronic participation.²

Strata fees — operating fund and CRF

Strata fees are collected monthly and split between two buckets:

Operating fund — for regular common expenses occurring annually or more often:

• utilities (common areas)
• landscaping, cleaning, caretaking
• property management fees
• building insurance premiums
• minor maintenance and repairs

Contingency reserve fund (CRF) — for major, infrequent expenses:

• roof replacement
• elevator upgrades
• repaving, window replacement, building envelope work
• funding the depreciation report itself

Fees are calculated by dividing the approved budget across lots in proportion to unit entitlement — a larger unit pays more than a smaller one.⁶ The budget is approved by majority vote at each AGM.

Minimum CRF contribution (since November 1, 2023): the strata must contribute at least 10% of the total operating budget to the CRF annually.⁶ This replaced the prior regime where contributions could be waived by vote — the current 10% floor is mandatory, not optional.

The depreciation report

Strata corporations with five or more lots must obtain a depreciation report on a five-year cycle.⁴ The report:

• inventories every common property component (roof, envelope, mechanical, elevator, parking structure, etc.) with estimated remaining service life
• projects replacement costs over 30 years
• provides at least three cash-flow funding models showing different approaches to building the CRF

As of July 2025, only six licensed professional categories can prepare a depreciation report (professional engineers, architects, applied science technologists, and three others).⁴

Why this matters to an owner: the depreciation report tells you whether the CRF is funded to meet projected expenses, or whether a special levy is coming. A fully-funded building tracks the most conservative model; an underfunded building is heading toward a levy.

Special levies — when the CRF isn’t enough

A special levy is a one-time charge to owners in addition to regular strata fees, approved when:⁵

• an expense wasn’t in the budget (unexpected failure, emergency repair)
• the CRF doesn’t have enough to cover a planned expense
• the strata chooses not to draw down the CRF for a particular expense

Special levies require a 3/4 vote.⁵ Each lot pays according to unit entitlement (the same proportion as regular fees). The resolution must specify the total amount, each lot’s share, and the payment schedule.

A special levy is an irreversible financial event — once passed by a 3/4 vote, you owe your share. There is no opt-out.

Fines and bylaw enforcement

The enforcement sequence under SPA ss.129–137:⁹

1. Someone complains (in writing, or the council observes a violation).
2. The council sends written notice of the alleged contravention.
3. The owner gets an opportunity to respond, including a hearing if requested.
4. The council decides and gives written notice of its decision.

Maximum fines under Strata Property Regulation 7.1:⁹

• Short-term rental bylaw violation: $1,000 per day
• Other bylaw violation: $200 per occurrence
• Rule violation: $50 per occurrence

Fines can repeat every 7 days for continuing violations. Unpaid fines accrue interest and can be liened against the lot.

SPA s.135¹¹ procedural protection: the strata must give written particulars and an opportunity to respond before imposing a fine. A strata that skips this step may have its fine invalidated.

Records — Form B and Form F

Form B (Information Certificate) — requested by a buyer (or their realtor) before completing a purchase:³

• monthly fees, outstanding balances, liens
• approved or proposed special levies
• CRF balance and budget
• bylaws, rules, recent bylaw amendments
• insurance summary
• any outstanding work orders or litigation

Must be provided within 7 days; maximum fee is $35 + copying costs.

Form F (Certificate of Payment) — proves the seller owes nothing to the strata (fees, fines, special levies all paid).⁹ The strata can legally withhold Form F until all balances are cleared. A sale cannot complete in BC without Form F.

Dispute resolution — the Civil Resolution Tribunal

Most strata disputes go to the CRT first.⁷ The CRT is:

• mandatory first stop for disputes under its jurisdiction
• fully online, 24/7
• no dollar cap for strata disputes (separately, small claims ≤$5,000)
• free to initiate

The CRT process: Solution Explorer (automated guidance) → negotiation → facilitation → tribunal decision. A CRT order is enforceable as a court order. The CRT handles:

• unpaid fees or fines
• bylaw enforcement (noise, pets, parking, rentals)
• unfair actions by the strata or council
• meeting irregularities
• common property responsibility disputes

The CRT cannot decide: strata plan termination, administrator appointment, conflict-of-interest allegations, land-title matters.⁷

For disputes outside CRT jurisdiction or above the dollar threshold, BC Supreme Court is the next step. The strata must give two weeks’ notice before initiating court proceedings.⁹

What goes wrong, and the warning signs

Watch for	What it means
AGM notice arrives and you don’t read the package	You vote without knowing what’s on the ballot — bylaw changes bind you once passed
Special levy on the AGM agenda — no depreciation report in the package	The strata may not be following the 5-year report cycle; underfunding may be systemic
CRF balance low relative to upcoming projects	More special levies are likely; buy-in risk if purchasing
Strata fee has not increased in 3+ years	Budget may be unrealistic; deferred maintenance or CRF shortfall is accumulating
Fine imposed without written notice and a chance to respond	The fine may be procedurally invalid — document the gap and raise it formally
Form F withheld at sale	Outstanding balance (fees, fines, levies) must be paid before closing
Rental restriction passed without you noticing	If you own an investment property, the bylaw now applies to you
Short-term rental listed on Airbnb where bylaws prohibit it	$1,000/day fine exposure, plus CRT action
Building insurance deductible spiked at renewal	Your personal policy’s loss-assessment limit may now be inadequate → insurance-warranties (Home Systems)

What actually costs you:

• An uninformed 3/4 vote passes a bylaw restricting rentals → your investment property is now unrentable with no legal remedy.
• A surprise special levy on an underfunded building → $10,000–$50,000+ per unit, payable on a fixed schedule.
• Missing the Form B step when buying → you inherit the seller’s outstanding balance and any approved-but-not-yet-collected levies.
• Running afoul of a bylaw (short-term rental) → $1,000/day fines compound while you dispute at the CRT.
• Failing to file a warranty claim before the 5-year building-envelope window → water-ingress damage becomes owner-cost. → insurance-warranties (Home Systems)

What it costs you to get this wrong

This is an administrative component — there is no typical installation or service price. The financial exposure is the cost of administrative failure:

Failure	Representative exposure
Surprise special levy — underfunded CRF	$5,000–$50,000+ per unit (indicative; real levies vary widely by building and project scope)
Strata deductible chargeback — uninsured	$25,000–$250,000+ (see building’s actual deductible; Metro Vancouver commonly $50K–$250K+)12 — indicative (limited sources)
Bylaw fine — short-term rental	Up to $1,000/day while the violation continues9 — indicative (limited sources)
Outstanding balance blocking Form F at sale	Closing delay + interest on unpaid amount
Missed building-envelope warranty claim	Cost of building-envelope remediation — can exceed $50K/unit in a leaky-condo building — indicative (limited sources)

“Special levy” figures are indicative — actual amounts depend on the project and the number of lots sharing the cost. There is limited independent BC-wide data on average per-unit levy amounts; these are illustrative ranges, not triangulated price figures.

Price tier: Not applicable — strata governance is an administrative system, not a purchasable service. Strata management fees (if your building uses a property manager) are a common expense embedded in your monthly strata fee, not a separate owner cost.

The governance decision every owner faces

Attend the AGM vs. submit a proxy

Reversibility: medium — a vote cast in absentia or by proxy is final for that resolution; you can advocate at the next AGM but cannot reverse a passed 3/4 resolution retroactively.

Cost of getting it wrong: potentially very high (a rental restriction, a special levy, a fee increase all bind you).

The decision framework: attend in person or electronically for any AGM where (a) a bylaw amendment is on the ballot, (b) a special levy is proposed, or (c) the budget represents a significant fee increase. For routine AGMs (same budget, no special business), a proxy is adequate. Read the package before deciding which category applies — that’s the whole game.

This decision is reversible-with-effort (you can advocate at the next AGM, file a CRT complaint about procedural irregularity) but not reversible-quickly. It does not cross the irreversible+high-cost threshold that would require /ensemble-research.

How to maintain it — the procedures

Procedure: Read the AGM package before every meeting

Why: the AGM package is the annual state-of-the-building report. Bylaws, budgets, levies, and the depreciation report are all disclosed here. Missing it means you vote blind.

You’ll need:

• The AGM notice and package (delivered by your strata manager or council, at least 2 weeks before the meeting)
• Your registered bylaws for reference

Steps:

1. Open the package as soon as it arrives. MUST — don’t wait until the night before.
2. Check the proposed budget: is the CRF contribution at least 10% of the operating budget? Is the operating budget realistic vs. last year?
3. Check the agenda for any 3/4-vote resolutions (bylaw changes, special levies). If any are listed, read the exact wording. MUST
4. If a depreciation report is attached or referenced, scan the executive summary: is the CRF balance tracking the recommended funding model?
5. Note any changes to the building’s insurance (particularly the water-damage deductible) — compare to your personal policy’s loss-assessment limit.
6. Decide: attend in person/electronically, or submit a proxy? MUST — if you’re not attending, submit a proxy naming someone you trust with your voting preferences specified.
7. Submit the proxy (if applicable) before the deadline stated in the notice.

Done when: you’ve read the key sections, noted any 3/4-vote items, and either confirmed your attendance or submitted a proxy.

Stop and call a pro if: the proposed bylaw wording is ambiguous and the implications are significant (rental restriction, alteration approval process, pet policy) — CHOA’s strata advisor line can help interpret bylaws, or a strata lawyer for high-stakes items.

Procedure: Request and review the registered bylaws

Why: the bylaws govern what you can do in your unit (rentals, pets, alterations, short-term rentals). You cannot know your obligations without reading what’s actually filed at the Land Title Office.

You’ll need:

• Your strata plan number (on your property tax notice or title search)
• Either: the strata manager (who has a copy), or the Land Title Office (BC OnLine or in person)

Steps:

1. Ask your strata manager for the full consolidated bylaws. MUST — this is the fastest path.
2. If self-managing, pull the strata plan from BC OnLine and download the filed documents. MAY
3. Read the bylaw sections relevant to your use: rentals, short-term rentals, pets, alterations, noise, parking. MUST
4. Note any approval processes (e.g., “alterations require written council approval” — this is Standard Bylaw language; confirm whether your registered bylaws say the same or are more restrictive).
5. Flag any bylaws that affect current or planned use of your unit. Ask your strata manager for clarification on ambiguous wording.

Done when: you have the full registered bylaws on file and have read the sections governing your unit.

Stop and call a pro if: a bylaw appears to conflict with BC’s human rights legislation (family status, disability accommodation) or the SPA’s own limits on strata authority — a strata lawyer can advise on enforceability.

Procedure: Annual strata governance check

Why: fees change, deductibles change, bylaws can be amended at any AGM. One annual review keeps your understanding current.

You’ll need: the AGM package for the current year; your personal insurance policy.

Steps:

1. Note the new monthly strata fee. Update your budget if it changed.
2. Note the building’s current water-damage deductible (from the AGM insurance summary). MUST — compare to your personal policy’s loss-assessment limit. → insurance-warranties (Home Systems)
3. Note any bylaw amendments that passed — update your understanding of what you can/cannot do.
4. Note the CRF balance and contribution for the year. Is the building on track per the depreciation report?
5. FILL in the strata information card below.

Done when: the strata card is updated and your personal policy limit is confirmed adequate.

Maintenance calendar:

• Annually (at AGM): read AGM package → review budget, CRF, deductible, bylaw changes → update strata card.
• Every 5 years (or when buying): verify the depreciation report has been renewed; read the executive summary for CRF adequacy.
• At any AGM with 3/4-vote items on the agenda: read the full proposed wording and attend or proxy.
• Before listing for sale: request Form F from the strata manager; confirm no outstanding balances.
• Before buying: insist on Form B with subjects; read the bylaws, budget, CRF balance, and any approved special levies.

Strata reality — the part most people miss

This is the core of BC strata ownership. Most of what follows does not apply to detached homes.

The SPA is the governing document — not the developer’s marketing

Your strata corporation’s powers and limits come from the Strata Property Act⁸ and its Regulation, not from the developer’s promises or the property management company’s preferences. When there is a conflict between what your strata manager says and what the SPA says, the SPA governs.

Bylaws bind you whether you read them or not

Registered bylaws are enforceable against every owner and tenant from the date of registration at the Land Title Office.¹ If the bylaws prohibit short-term rentals and you list on Airbnb, you face fines of up to $1,000/day⁹ — regardless of whether you knew the bylaw existed.

You are a member of the corporation, not a customer

As an owner, you have both the right and the obligation to participate in governance. You elect the council, approve the budget, and vote on bylaws. A strata that is poorly managed because owners don’t show up to the AGM is the collective outcome of owner disengagement — including yours.

The council has real power between AGMs

The strata council exercises the full powers of the corporation between general meetings.¹⁰ It can enter contracts, authorize repairs, hire and fire a property manager, and impose fines. Its decisions bind all owners. The check on council power is that owners can call an SGM with enough petition signatures to bring any council decision to a general vote.

The depreciation report is the budget for the next 30 years

The depreciation report is not a bureaucratic formality. It projects every major capital replacement the building will need over 30 years and models how much the CRF needs to hold to fund them. A building with a fully-funded CRF should rarely need special levies. A building with a depleted or chronically underfunded CRF will levy owners regularly.⁴

Before buying: read the depreciation report’s executive summary and the CRF balance in Form B. If the CRF is 50% of what the depreciation report’s conservative model recommends, assume a special levy is coming and price accordingly.

Before an AGM: if a special levy or significant budget increase is on the agenda, cross-reference it against the depreciation report’s projections. Is this expense on the 30-year list? Was the CRF supposed to cover it?

Special levies are an irreversible financial obligation

Once a special levy passes by 3/4 vote, every owner owes their proportional share on the schedule in the resolution.⁵ There is no opt-out, no appeal to “I wasn’t there,” and no mechanism to reverse it except another 3/4 vote to cancel (which requires the strata to also repay anyone who already paid). A $200,000roofreplacementona20-lotbuildingis$10,000 per lot (before unit entitlement weighting) — payable whether or not you were at the meeting, whether or not you voted for it.

Bylaw restrictions on rentals and short-term rentals

BC law permits strata corporations to restrict or prohibit rentals and short-term rentals through bylaws.¹ Since 2018, stratas can prohibit short-term rentals (under 30 days) with a standard bylaw. A 3/4 vote is required to enact or remove the restriction. Key points:

• A rental restriction bylaw applies to new leases from the date of registration — it does not retroactively evict existing tenants.
• Age-restriction bylaws (55+) are also permitted under the SPA but require strict compliance with BC’s human rights legislation.
• If you plan to rent your unit long-term or short-term, read the bylaws before purchase and before listing.

The SPA s.135 procedural protection works both ways

Before the strata imposes a fine or charges a deductible back to you, it must give you written particulars and an opportunity to respond.⁹ This protection is real and courts enforce it — a strata that skips the notice-and-response step may have its enforcement action invalidated. Keep records: if you receive a fine notice, respond in writing. If you believe the process was skipped, raise it at the next council meeting or file at the CRT.

Cross-link — common property responsibility matrix

The question “who pays when something in the building fails?” depends heavily on whether the item is an in-unit owner-responsibility component, limited common property, or general common property. That matrix lives in → strata-common-property-systems (Home Systems). The governance mechanics here (fines, special levies, bylaw enforcement) apply to whatever the matrix assigns to the strata.

When you hire someone

When you need professional help navigating strata governance:

Ask:

• Are you familiar with the BC Strata Property Act and the Strata Property Regulation?
• Are you a licensed strata manager (Licensed Strata Manager designation under BC Financial Services Authority licensing)?
• For a strata lawyer: have you worked on SPA disputes, bylaw drafting, or CRT proceedings?
• For CHOA: is the strata advisor line available for my question type?

Verify:

• Strata managers must be licensed by the BC Financial Services Authority (BCFSA) — verify at BCFSA’s public registry
• A strata lawyer should be able to cite specific SPA sections when explaining your rights
• Any advice on bylaw enforceability should come with a reference to the registered bylaw text, not general principles

Who to call

Strata manager FILL: owner data pending

• Name: Fill: strata management company + your contact person
• Phone / email: Fill
• After-hours emergency line: Fill
• Strata plan #: Fill
• Where bylaws are filed: Land Title Office — Fill: confirm consolidated bylaw copy received

CHOA (Condominium Home Owners’ Association of BC) — strata advisor helpline and resource library

• Phone: 604-584-2462 (Metro Vancouver) | 1-877-353-2462 (toll-free)
• Website: choa.bc.ca
• Use for: bylaw questions, AGM procedure, strata fee disputes, general SPA interpretation

Civil Resolution Tribunal

• Website: civilresolutiontribunal.ca
• Use for: strata disputes — unpaid fees, fines, bylaw enforcement, common property responsibility
• Start here: the Solution Explorer guides you through whether your dispute fits CRT jurisdiction

BC Financial Services Authority (BCFSA) — strata manager licensing

• Website: bcfsa.ca
• Use for: verifying strata manager licence; complaints about a licensed strata manager

Strata lawyer FILL: owner data pending

• Fill: name, firm, phone — find through CHOA referrals or BC Law Society find-a-lawyer
• Use for: bylaw drafting, CRT litigation, s.135 procedural defenses, dispute escalation beyond CRT

Cross-linked:

• Insurer / broker → insurance-warranties (Home Systems) (loss-assessment coverage confirmation)
• Common property repair responsibility → strata-common-property-systems (Home Systems)
• Reserve fund modelling → finance-replacement-reserves (Home Systems)

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Sources

Idea Compass

North: Where this comes from

• Strata-HOA (Home Systems) — parent system MOC
• Strata Property Act [SBC 1998] c.43 — the statutory backbone; ss.52, 70, 100, 119–137, 141–143, 149–162
• The Decision Lifecycle — the AGM-attendance / proxy decision framing

East: Tensions / failure

• BC Strata Special Levy — What Triggers One and How to See It Coming (Home Systems) — the irreversible financial event that governance failures produce
• BC Strata 3-4 Vote Rule — Bylaws Require 3-4 Owner Vote to Change (Home Systems) — the mechanism that makes bylaw changes hard to reverse
• underfunded CRF — a building that has historically deferred contributions is accumulating levy risk
• The Strata Insurance Circularity Problem — insurance gap produced by escalating deductibles and governance inaction

South: Where this leads

• strata-common-property-systems (Home Systems) — what the governance rules actually govern
• finance-replacement-reserves (Home Systems) — the financial model the CRF and depreciation report feed into
• insurance-warranties (Home Systems) — the personal policy backstop for what governance failures expose you to
• Read the Depreciation Report Before the AGM and Before Buying (Home Systems) — the single most actionable output of this governance system
• BC Strata Form B and Form F — What They Disclose and When to Request Them (Home Systems) — the records layer

West: What’s similar

• insurance-warranties (Home Systems) — the same three-layer backstop logic (statute / strata / personal)
• a condo owners’ association (HOA) — the US equivalent governance structure; similar fee, levy, and fine mechanics but different statute
• a co-operative corporation — analogous collective ownership but different legal form (co-op shares vs. freehold strata lots)

Footnotes

1. Province of BC, strata bylaws and rules explained — bylaws vs. rules, Standard Bylaws (SPA s.120), bylaw amendment requiring 3/4 vote and LTO filing, council-adoptable rules, rental restriction mechanics — https://www2.gov.bc.ca/gov/content/housing-tenancy/strata-housing/operating-a-strata/bylaws-and-rules/bylaws-and-rules-explained ↩ ↩² ↩³ ↩⁴ ↩⁵ ↩⁶ ↩⁷

2. Province of BC, preparing for a strata AGM / types of voting — 2-week notice requirement, majority / 3/4 / 80% / unanimous vote thresholds, proxy voting, electronic meeting participation — https://www2.gov.bc.ca/gov/content/housing-tenancy/strata-housing/operating-a-strata/meetings-and-voting/types-of-voting ↩ ↩² ↩³ ↩⁴ ↩⁵

3. Province of BC, Form B: Information Certificate — disclosures (fees, balances, special levies, CRF, bylaws, insurance summary), 7-day delivery requirement, $35 + copying fee maximum, SPA ss.59, 256 — https://www2.gov.bc.ca/gov/content/housing-tenancy/strata-housing/renting-buying-selling/buying-and-selling-strata/paperwork-for-buyers-and-sellers/form-b-information-certificate ↩ ↩²

4. Province of BC, depreciation report requirements — 5+ lot requirement, 5-year update cycle, 30-year projection and 3 cash-flow models, eligible preparer categories (updated July 2025), SPA ss.1, 35, 91–96 — https://www2.gov.bc.ca/gov/content/housing-tenancy/strata-housing/operating-a-strata/repairs-and-maintenance/depreciation-reports/depreciation-report-requirements ↩ ↩² ↩³ ↩⁴

5. Province of BC, special levies in stratas — definition, 3/4 vote requirement, triggered when CRF insufficient or expense unbudgeted, unit entitlement apportionment, Form G lien, SPA ss.1, 52, 70, 100, 173, 246, 261 — https://www2.gov.bc.ca/gov/content/housing-tenancy/strata-housing/operating-a-strata/finances-and-insurance/special-levies ↩ ↩² ↩³ ↩⁴

6. Province of BC, budgeting and strata fees; the contingency reserve fund — unit entitlement fee calculation, operating fund vs. CRF purpose, minimum 10% CRF contribution (effective November 1, 2023), majority vote for budget approval — https://www2.gov.bc.ca/gov/content/housing-tenancy/strata-housing/operating-a-strata/finances-and-insurance/budgeting-and-strata-fees ↩ ↩² ↩³

7. Province of BC, the Civil Resolution Tribunal and strata disputes — mandatory first forum for strata disputes, online process, types of disputes (fees, fines, bylaw enforcement, common property), limitations (termination, land matters), enforceability of CRT orders — https://www2.gov.bc.ca/gov/content/housing-tenancy/strata-housing/resolving-disputes/the-civil-resolution-tribunal ↩ ↩² ↩³

8. Strata Property Act [SBC 1998] Chapter 43, BC Laws — the governing statute for all BC strata corporations; ss.1, 52, 61, 69, 70, 100, 119–137, 141–143, 149–162, 173, 246, 261 — https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/98043_00_multi ↩ ↩²

9. Province of BC, enforcing strata bylaws and rules — s.135 written-notice-and-opportunity-to-respond requirement, fine maxima ($1,000/dayshort-termrental,$200 bylaw, $50 rule) under Strata Property Regulation 7.1, 7-day recharge, Form F withholding, CRT collection — https://www2.gov.bc.ca/gov/content/housing-tenancy/strata-housing/operating-a-strata/bylaws-and-rules/enforcing-bylaws-and-rules ↩ ↩² ↩³ ↩⁴ ↩⁵ ↩⁶ ↩⁷ ↩⁸

10. Province of BC, strata councils — council powers and duties (SPA delegation of corporation powers), Standard Bylaw 3–7 member composition, duty of care (honest, good faith, reasonably prudent), record-keeping, enforcement, council meeting obligations — https://www2.gov.bc.ca/gov/content/housing-tenancy/strata-housing/operating-a-strata/roles-and-responsibilities/strata-councils ↩ ↩² ↩³

11. Strata Property Act (BC Laws) — the governing statute (incl. ss. 135, 158, 164) — https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/98043_09 ↩

12. Province of BC, strata owner and tenant insurance — deductibles $100K–$750K+ common in BC; owners can be deemed responsible without negligence; strata building policy does not cover contents or betterments — https://www2.gov.bc.ca/gov/content/housing-tenancy/strata-housing/operating-a-strata/finances-and-insurance/strata-owner-and-tenant-insurance ↩