strata-common-property-systems (Home Systems)

Strata Common Property Systems

• What this is: the responsibility-matrix capstone for BC strata owners — what is common property vs limited common property vs strata lot, who maintains and insures each system, how to read your strata plan to find the boundary, and what goes wrong when you mis-classify.
• Not: legal advice; the day-to-day governance and fee structure (→ strata-bylaws-fees-governance (Home Systems)); in-unit appliance maintenance (covered per-component across this KB); coverage advice for detached homes.
• Scope: BC Strata Property Act framework, Standard Bylaws 2 and 8, SPA s.72 (repair duties), s.158 (deductible chargeback), and the depreciation report as the owner’s planning tool.

Bottom line

The rule (tripwire)

• If a loss originates in your unit, the strata’s deductible can land on you — even if you were not negligent. SPA s.158 lets the strata charge back its insurance deductible to the owner whose unit was the source, provided the bylaws authorise it.¹ Metro Vancouver water-damage deductibles are commonly $50K–$250K+.² → The Strata Insurance Circularity Problem
• If the repair involves common property or the building envelope, do not pay for it yourself — notify the strata in writing first. If the strata ignores it and you fix it, you may not be reimbursed and you may lose your procedural rights under SPA s.135.³

Recurring upkeep

• Read the depreciation report before every AGM. The report is the strata’s 30-year capital plan — it tells you what major replacements are coming, how the contingency reserve fund (CRF) is tracking, and whether a special levy is likely.⁴ Metro Vancouver stratas must have a current report by July 1, 2026.⁴
• Check the CRF balance and the building’s current water-damage deductible annually. Both can change at renewal without direct notice to you. Get the insurance certificate from your strata manager.

One-time setup

• Get and read your strata plan and registered bylaws. The strata plan shows the property boundary (where your lot ends and common property begins). The bylaws show which LCP items — if any — have been shifted to owner responsibility. Both are available from the Land Title Office or your strata manager.
• Confirm in writing that your personal policy covers a strata deductible chargeback. → insurance-warranties (Home Systems) for the exact questions to ask your broker.

Standing facts

• The strata corporation owns and insures all common property under SPA s.149.³ You, as strata lot owner, are a named insured on the strata’s building policy (SPA s.155) — but that does not protect you from the deductible chargeback.
• Limited common property (LCP) is still common property — the strata retains ownership and default repair duty. Bylaws can shift some LCP maintenance to you, but cannot shift repair of structural and exterior elements (SPA s.72(2)).⁵
• The boundary between your strata lot and common property is the midpoint of the structural wall, floor, or ceiling — not the finish surface — unless the strata plan shows otherwise.³

How it works — the three-category map

Every square metre of your strata building falls into one of three categories. The category determines who fixes it, who insures it, and who pays when something goes wrong.

Category 1 — Common Property (CP) Everything on the strata plan that is not a strata lot is common property, including all pipes, wires, cables, ducts, and facilities for services that run within the structural walls or serve more than one unit.³ The strata corporation must repair and maintain CP under SPA s.72(1).⁵ Funding comes from the operating budget (routine work) or the contingency reserve fund (infrequent, capital work). If neither fund is adequate, the strata calls a special levy — which requires a ¾ vote of owners.

Category 2 — Limited Common Property (LCP) LCP is common property designated on the strata plan for the exclusive use of one or more strata lots — typically balconies, patios, parking stalls, and storage lockers.⁶ The strata still owns it and is still the default maintainer. Standard Bylaw 8 makes the strata responsible for LCP repair that is structural, exterior-facing, or occurs less frequently than once a year.⁷ Bylaws can shift frequent, cosmetic LCP maintenance (cleaning balcony drains, sweeping storage) to the owner — but cannot shift structural or exterior repairs.⁵

Category 3 — Strata Lot Your strata lot is everything on the strata plan labelled “SL.” The boundary runs to the midpoint of the structural wall, floor, or ceiling (not the paint, drywall, or tile).³ You own the interior space and everything in it that serves only your unit. Standard Bylaw 2 requires you to “repair and maintain the owner’s strata lot.”⁷

The load-bearing rule on pipes: a plumbing riser that serves multiple units is CP, even if it physically runs through your unit. A branch line that serves only your unit but sits in an exterior wall or boundary wall is also CP. A branch line that sits entirely within your strata lot boundaries and serves only your unit is yours.⁸ When in doubt — stop, notify the strata in writing, and let them determine responsibility.

The Owner-vs-Common Property Responsibility Matrix

System	Typical classification	Who maintains	Who insures	Bylaw-shift possible?
Plumbing risers (main vertical stacks serving multiple units)	Common property	Strata	Strata building policy	No — CP cannot be shifted
In-unit branch lines (within strata lot boundaries, serving only your unit)	Strata lot	Owner	Owner’s personal policy	n/a — already owner
Branch lines in boundary walls or serving another unit	Common property	Strata	Strata building policy	No
Water heater (in-unit)	Strata lot (default)	Owner — unless bylaws reassign	Owner’s personal policy	Yes — some stratas take on hot water tanks
In-suite shutoff valves	Strata lot	Owner	Owner’s personal policy	n/a
Building envelope (exterior walls, roof, foundation)	Common property	Strata	Strata building policy	No
Perimeter drainage (weeping tile, catch basins)	Common property	Strata	Strata building policy	No
Windows and exterior doors (on exterior or facing CP)	Common property / LCP — maintained by strata regardless	Strata — Standard Bylaw 8(c)(ii)(D)7	Strata building policy	No — exterior orientation locks strata duty
Balconies and patios (structure, waterproofing membrane, railing structure)	Limited common property	Strata for structural/exterior/infrequent; owner for frequent cleaning per bylaws	Strata building policy (structure)	Partial — cleaning/drain clearing only
Balcony/patio drain clearing	LCP — routine maintenance	Owner (if bylaws specify)	Owner’s personal policy	Yes — bylaws commonly do this
Parking stalls (structure, lighting, drainage)	Limited common property (usually)	Strata	Strata building policy	Partial — surface cleaning only
Storage lockers	Limited common property (usually)	Strata (structure); owner (contents, cleaning)	Owner’s personal policy for contents	Partial
Exterior faucets / hose bibs	LCP attached to exterior — maintained by strata	Strata7	Strata building policy	No — exterior element
Chimneys (structural, attached to exterior)	Common property / LCP — strata maintains	Strata — Standard Bylaw 87	Strata building policy	No — exterior structural element
Fire sprinkler system (building-wide)	Common property	Strata	Strata building policy	No
In-unit smoke detectors / CO alarms	Strata lot	Owner (testing, battery)	Owner’s personal policy	n/a
Shared HVAC / boiler / mechanical room	Common property	Strata	Strata building policy	No
In-suite HVAC (fan coil, heat pump)	Strata lot (typically)	Owner — unless bylaws specify strata	Owner’s personal policy	Yes — bylaws vary
Electrical panel (in-unit)	Strata lot	Owner	Owner’s personal policy	n/a
Common electrical / main service	Common property	Strata	Strata building policy	No
Hallways, lobbies, elevators, stairs	Common property	Strata	Strata building policy	No
Landscaping, roads, parkade structure	Common property or common assets	Strata	Strata building policy	No
Fences and railings enclosing patios	LCP — maintained by strata	Strata — Standard Bylaw 87	Strata building policy	No — enclosure structure

Always-on caveat: this matrix reflects the statutory defaults (SPA + Standard Bylaws). Your registered bylaws may shift specific LCP items. Read your bylaws — then read them again after any bylaw amendment passes at an AGM.

What goes wrong, and the warning signs

Watch for	What it means
You pay a contractor to fix something that turns out to be common property	You may not be reimbursed; always notify in writing first
The strata defers a capital item (roof, envelope, parkade)	The depreciation report will flag it; your CRF may be insufficient → special levy risk
The strata’s water-damage deductible has increased at renewal	Your personal policy’s loss-assessment limit may now be below the deductible
A bylaw amendment passes that shifts LCP maintenance to owners	Your maintenance obligations have changed — re-read the bylaws after every AGM
You do not receive the depreciation report before an AGM	The strata may be non-compliant (Metro Vancouver: mandatory by July 1, 2026)
Common property pipe leaks into your unit	The strata maintains CP pipes — notify in writing, document, do not fix the pipe yourself
A loss “originates” in your unit (even through no fault)	SPA s.158 chargeback may apply — check your bylaws and personal policy immediately

What actually costs you:

• Paying for a common property repair out of pocket — no right to reimbursement if you did not first notify the strata and give them a chance to act.
• A special levy — when the CRF is underfunded for a major capital item, the strata calls a special levy. These can range from a few thousand to tens of thousands per unit depending on the building.
• A deductible chargeback under SPA s.158 — $25K–$250K+ if a loss originating in your unit triggers the strata’s building policy. This is the largest single financial exposure a strata owner faces.²
• Resale delay or price concession — a strata without a current depreciation report, or a building with a known envelope or structural defect, can reduce buyer pool and financing eligibility.

What it costs you to get this wrong

This component has no direct monetary price — there is no “maintenance service” to buy for the responsibility matrix itself. What is at stake is always the consequence of mis-classification:

• Paying for something the strata owed you: no price tag, but you have lost the money and weakened your procedural position.
• Being charged back the strata’s deductible for a loss that originated in your unit: $25K–$250K+ is the real number for Metro Vancouver, 2025–26.² This is the financial exposure this note exists to prevent.
• A surprise special levy for a deferred capital item: can be $5K–$50K+ per unit depending on the building’s size and the cost of the work (envelope, parkade, elevator). The depreciation report is the early-warning system.

There is no service-cost tier for this note — it is a knowledge and procedure guide. The financial figures above capture what mis-classification costs (deductible chargebacks, special levies, out-of-pocket repairs), not what a maintenance service costs.

How to maintain it — the procedures

Setup: Get and read your strata plan

Why: The strata plan is the legal document that defines your property boundary. Without it you are guessing which systems are yours and which are the strata’s — and guessing wrong costs money.

You’ll need:

• The strata plan number (on your title / Form B)
• Access to the Land Title and Survey Authority (LTSA) myLTSA portal, or your strata manager can provide a copy
• ~30–60 minutes

Steps:

1. Obtain the strata plan from the LTSA (ltsa.ca) or from your strata manager. MUST
2. Find the legend. Look for: SL (strata lot), CP (common property), LCP or P/PR/W designations for limited common property. Every plan uses its own legend — read it first. MUST
3. Identify your strata lot boundary. The default is the midpoint of structural walls, floors, and ceilings (not the finish surface). Note any places where the strata plan shows a different boundary. MUST
4. Identify any LCP you have exclusive use of — balcony, parking stall, storage locker. Note the LCP designations (e.g. P-3 = patio for SL 3). MUST
5. Cross-reference with your registered bylaws to see if any LCP maintenance has been shifted to you by bylaw. MUST
6. File both documents (strata plan + current bylaws) in your home systems document folder.

Done when: you can point to the strata plan and say, for each system in the matrix above, which category it falls into for your specific building.

Stop and call a pro if: the strata plan is unclear about a specific boundary (e.g. a building with unusual construction) — a BC strata lawyer or CHOA-connected advisor can read the plan and bylaws together.

Setup: Record the building’s current water-damage deductible

Why: This number is your worst-case financial exposure under SPA s.158. It changes at the strata’s insurance renewal without direct notice to you.

You’ll need:

• The strata’s current certificate of insurance or AGM insurance summary
• ~10 minutes

Steps:

1. Request the current certificate of insurance from your strata manager. MUST
2. Find the “water escape” or “water damage” deductible. Write it down: FILL — current water-damage deductible: $___
3. Compare it to your personal policy’s loss-assessment coverage limit. If the deductible exceeds your limit, contact your broker. MUST
4. Set a calendar reminder to re-check at each strata insurance renewal (typically annually, often October–December).

Done when: you have the current deductible figure recorded and have confirmed your personal policy limit matches or explains the gap.

Recurring: Read the depreciation report before every AGM

Why: The depreciation report is the strata’s 30-year capital plan. It lists every major common property component, its estimated remaining life, its replacement cost, and three CRF funding models. A building with a well-funded CRF is stable; an underfunded one is a special-levy waiting to happen. The report must be attached to the AGM notice.⁴

You’ll need:

• The depreciation report (attached to AGM notice, or request from strata manager)
• ~1–2 hours for a careful read

Steps:

1. Get the report before the AGM — it should arrive with the notice package. MUST
2. Check the report date. Under the new rules, reports must be renewed every 5 years; Metro Vancouver buildings must have one current by July 1, 2026.⁴ If the report is stale, raise this at the AGM. MUST
3. Read the executive summary for the top capital expenditure items and their projected timing.
4. Find the CRF balance and the recommended funding model. Is the strata on track, underfunded, or projected to require a special levy? MUST
5. Check for any items with <5 years remaining life — those are near-term risks.
6. If the report flags a major underfunding, raise it at the AGM and ask the council about their plan.

Done when: you understand the top 3 capital risks in the building, the CRF funding status, and whether a special levy is projected.

Stop and call a pro if: the report flags a serious envelope or structural defect — at that point a strata lawyer or CHOA advisor can help you understand your rights and options before the AGM.

Maintenance calendar:

• Before every AGM: read the depreciation report; review the strata’s insurance certificate for the current water-damage deductible.
• Annually (at policy renewal): confirm your personal policy’s loss-assessment limit still matches the building’s deductible.
• At purchase / move-in: get the strata plan, registered bylaws, Form B (Information Certificate), and the most recent depreciation report. These are the four documents that define your financial exposure.
• After any AGM bylaw amendment: re-read the bylaws for any LCP responsibility shift.
• After any water damage event in your unit: document everything, notify the strata in writing within 24 hours, and call your insurance broker the same day.

Strata reality — the core of this note

This section is not a sub-section — it IS the note. Everything above builds toward understanding this.

The three-way ownership split and why it matters

BC’s Strata Property Act creates a structure where a building has three property categories that must be maintained by two different parties (the strata corporation and individual owners), insured through overlapping policies, and repaired according to two different sets of rules (the SPA + Standard Bylaws, and whatever the registered bylaws say on top of that). Most disputes, financial surprises, and insurance gaps come from not understanding where the boundary is.

The statutory baseline:

• SPA s.72(1): the strata corporation must repair and maintain CP and common assets.⁵
• SPA s.72(2)(a): bylaws may shift LCP maintenance to the owner who has exclusive use — but only for items that are not structural or exterior-facing.⁵
• Standard Bylaw 2: the owner must repair and maintain the strata lot and any LCP not covered by the strata under the bylaws.⁷
• Standard Bylaw 8: the strata corporation must maintain LCP that is structural, exterior, or requires repair less frequently than once per year — regardless of which owner has exclusive use.⁷

The Standard Bylaw 8 list (strata-maintained regardless of LCP designation):

• The structure and exterior of the building
• Chimneys, stairs, balconies, and other things attached to the exterior of the building
• Doors, windows, and skylights on the exterior of the building or that face common property
• Fences, railings, and other similar structures that enclose a patio, balcony, or yard⁷

This means: even if your balcony is designated LCP and your bylaws say you maintain it — the strata must still maintain the balcony slab, the structural railing, and the waterproofing membrane (if infrequent). You may be responsible for sweeping the deck and clearing the drain.

The plumbing boundary — the most contested line in any strata

The SPA definition of “common property” explicitly includes “pipes, wires, cables, chutes, ducts and other facilities for the passage or provision of water, sewage, drainage, gas, oil, electricity, telephone, radio, television, garbage, heating and cooling systems, or other similar services” — when they are located in or passing through boundaries between strata lots, or within a strata lot for the use of another strata lot or property.³

In practice:

• Main riser (vertical stack serving multiple units): always common property, always strata’s.
• Horizontal distribution lines from the riser to multiple units: common property.
• Branch line from riser to your unit, running within a boundary wall: common property.
• Branch line that is entirely within your strata lot, serving only your unit: yours.
• In-suite shutoff valve: yours (within the strata lot).
• Perimeter drainage (weeping tile, catch basins around the building): common property, strata’s — see → foundation-drainage-waterproofing (Home Systems).

When a pipe fails and the location of the leak is uncertain — stop, document, and notify the strata in writing. Do not assume it is yours and hire a plumber to open a wall before the strata has confirmed responsibility. You could pay for a repair that should have come from the CRF.

The fire sprinkler system

The building-wide fire sprinkler system is common property — the strata maintains it and it is covered by the strata’s building policy.⁹ Individual in-unit smoke detectors and CO alarms are the owner’s responsibility to test and maintain (batteries, annual test). The threshold: the infrastructure (pipes, heads, the riser) is strata; the standalone sensors in your unit are yours. → fire-sprinkler (Home Systems)

How the deductible chargeback crosses the boundary

SPA s.158 allows the strata to recover its insurance deductible from an owner if:

• The strata makes a claim on its building policy, AND
• The bylaws designate the owner “responsible” for the loss (which in many BC stratas does not require negligence — just that the loss originated in or escaped from your unit).¹

This is where the property classification matters financially: if your water heater (strata lot — your responsibility) fails and floods a common area, you may be charged back $25K–$250K+.² If the main riser (common property — strata’s responsibility) fails and floods your unit, the strata pays from its own policy and you are not charged back — though your personal policy still covers your contents, betterments, and additional living expenses.

The SPA s.135 procedural protection: before charging you, the strata must give you written particulars of the claim and an opportunity to respond.³ A strata that skips this step may have an invalid chargeback. Keep all licensed-contractor invoices, passed-inspection records, and service records as your procedural evidence.

Reading your strata plan to find the boundary

The strata plan is filed at the Land Title Office and is a legal survey document. It shows:

• The layout and dimensions of each strata lot, labelled SL [number]
• Common property areas (everything else)
• LCP designations with legend codes: P = patio, PR = porch, W = bay window, PK = parking — your plan’s legend will define its own codes⁶

The boundary of a strata lot is the midpoint of the structural portion of any wall, floor, or ceiling that separates it from another lot, common property, or another parcel.³ This means:

• Your unit starts at the midpoint of the concrete slab or stud wall — not at the face of the drywall or tile.
• The paint on a common-property wall is yours to look at; the wall behind it is the strata’s.
• Pipes embedded in the concrete slab may be common property even though the slab runs through your unit — check which unit(s) they serve.

To locate your strata plan: go to ltsa.ca, search by strata plan number (on your title or Form B), and download the plan. Your strata manager should also have a copy.

The depreciation report as the owner’s planning tool

The depreciation report (required every 5 years under SPA s.94 and Strata Property Regulation 6.1–6.2⁴) covers every major common property component — roofs, building envelope, parkade, elevator, heating/plumbing systems, landscaping, balconies — and projects:

• Remaining service life for each item
• Estimated replacement cost in today’s dollars and inflated future dollars
• At least three CRF funding models (fully-funded, threshold, and straight-line)

A fully-funded CRF means the reserve will cover projected replacements without a special levy. A chronically underfunded CRF means special levies are coming — the depreciation report tells you when.

As a buyer: request Form B from the seller — it must include the strata’s CRF balance and attach the current depreciation report.⁴ A building without a current report (or with a report older than 5 years) is a yellow flag. A strata that has been repeatedly deferring the depreciation report (no longer permitted under the July 1, 2024 regulation change) warrants a closer look at the CRF balance and a strata document review.

As a current owner: the depreciation report is attached to the AGM notice. Reading it before the AGM lets you ask informed questions about capital planning decisions — a roof scheduled for replacement in 3 years with an underfunded CRF is your cue to ask the council how they plan to fund it before they table the annual budget.

Metro Vancouver deadline: stratas without a depreciation report current since December 31, 2020 must have one in place by July 1, 2026.⁴

Special levies — the mechanism when the CRF falls short

If a major common property item (roof, envelope, parkade) needs replacement before the CRF has accumulated enough funds, the strata can pass a special levy — a one-time per-unit assessment on top of regular strata fees. Special levies require a ¾ vote of owners at a general meeting. They can range from a few thousand dollars to $30K–$100K+ per unit for a large envelope or parkade project. The depreciation report is the best predictor of when one is coming.

The CRF minimum contribution under BC regulation (effective November 1, 2023) is 10% of the total annual operating fund budget.¹⁰ A strata contributing exactly the minimum while facing major near-term capital replacements is likely underfunded — the depreciation report will confirm.

When you hire someone

When engaging a strata manager or property manager on behalf of the corporation:

• Ask:
  • Are you licensed under the Real Estate Services Act of BC?
  • Can you provide the current depreciation report, registered bylaws, and certificate of insurance on request?
  • Do you have a protocol for owner notification before common property work is done?
  • How do you handle disputed responsibility (is a leak CP or the owner’s branch line)?
• Verify:
  • The strata manager is listed on the BC Financial Services Authority licensee registry
  • You receive the Form B package at purchase or on request — with the depreciation report attached
  • Meeting minutes and financial statements are produced and distributed within required timelines

When consulting a BC strata lawyer:

• Ask:
  • Can you read my bylaws and strata plan together to confirm which LCP items have been shifted to me?
  • Is this deductible chargeback valid given our bylaw language — does it require negligence or just “responsible”?
  • What are my rights under SPA s.135 before the strata charges back the deductible?
• Verify:
  • The lawyer is a member of the Law Society of BC (lawsociety.bc.ca)
  • They have specific strata-law experience — general real-estate experience is not the same

Who to call (fill these in)

Strata manager card FILL: owner data pending

• Name: FILL — your strata manager
• Company: FILL
• Phone / email: FILL
• After-hours emergency line: FILL
• Strata plan number: FILL
• Where bylaws are filed: FILL (Land Title Office filing reference)
• Where depreciation report is stored: FILL

Strata council chair card FILL: owner data pending

• Name: FILL
• Email / phone: FILL
• Meeting schedule: FILL (when council meetings are held — typically monthly)

Cross-linked:

• Insurer / broker → insurance-warranties (Home Systems) (deductible chargeback confirmation)
• Strata bylaws, fees, and governance → strata-bylaws-fees-governance (Home Systems) (AGM rights, voting, special levies)
• CHOA (Condominium Home Owners’ Association of BC) — advisory body for strata owners: choa.bc.ca
• BCFSA (BC Financial Services Authority) — licensing registry for strata managers: bcfsa.ca

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Sources

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Idea Compass

North: Where this comes from

• Strata-HOA (Home Systems) — parent system MOC
• strata-bylaws-fees-governance (Home Systems) — the governance and fee side of the same strata world
• SPA s.1 (definitions), s.72 (repair duties), s.158 (deductible chargeback) — the statutory backbone

East: Tensions / failure

• The Strata Insurance Circularity Problem — the coverage gap where the deductible chargeback lands
• insurance-warranties (Home Systems) — the personal policy that may or may not cover the chargeback
• SPA s.158 strict-liability chargeback vs bylaws requiring negligence — the tension that varies building to building

South: Where this leads

• foundation-drainage-waterproofing (Home Systems) — perimeter drainage as a common property system
• fire-sprinkler (Home Systems) — the building-wide sprinkler as a common property system
• water-heater (Home Systems) — the in-unit water heater as a strata lot item with deductible chargeback exposure
• the depreciation report and CRF review as annual owner practice
• vendor-roster (Home Systems) — strata manager contact card

West: What’s similar

• insurance-warranties (Home Systems) — the financial backstop layer for the same risks
• water-heater (Home Systems), toilet (Home Systems), washing-machine (Home Systems) — in-unit components that can trigger the chargeback
• condominium act frameworks in other provinces — same three-category logic, different statutory references

Footnotes

1. SPA s.158 deductible chargeback — Avesta Strata, a BC strata management resource — s.158 allows chargeback without negligence if bylaws use “responsible” language; bylaws using “negligence” set a higher standard — https://avesta1.com/blog/strata-deductibles-bc ↩ ↩²

2. Province of BC, strata owner and tenant insurance guidance — owner can be deemed responsible without negligence; Metro Vancouver water-damage deductibles commonly $50K–$250K+ (example: $100K–$750K for claims-history buildings) — https://www2.gov.bc.ca/gov/content/housing-tenancy/strata-housing/operating-a-strata/finances-and-insurance/strata-owner-and-tenant-insurance ↩ ↩² ↩³ ↩⁴

3. Strata Property Act [SBC 1998] Chapter 43, Part 1 (s.1 definitions: common property, limited common property, strata lot, common assets) and Part 10 (s.158 deductible recovery; s.135 written particulars before chargeback; s.155 named insured); s.3 strata lot boundary — BC Laws — https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/98043_01 ↩ ↩² ↩³ ↩⁴ ↩⁵ ↩⁶ ↩⁷ ↩⁸

4. Province of BC, strata depreciation report requirements — mandatory for 5+ lot stratas effective July 1, 2024; 5-year renewal cycle; Metro Vancouver compliance by July 1, 2026; must be attached to Form B and AGM notice; qualified preparers list effective July 1, 2025; initial funding by developer: min $5,000+$200/lot capped at $30,000 for new stratas formed after July 1, 2027 — 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 ↩⁶ ↩⁷

5. Strata Property Act [SBC 1998] Chapter 43, Part 5 (s.72 repair and maintenance of CP and common assets; s.72(2)(a) bylaw authority to shift LCP to owner; s.84 work orders against strata lots) — BC Laws — https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/98043_05 ↩ ↩² ↩³ ↩⁴ ↩⁵

6. Province of BC, common property and limited common property in stratas — definitions: CP = part of land/buildings not part of a strata lot; LCP = CP designated for exclusive use of one or more lots; strata plan legend conventions (SL, P, PR, W, PK) — https://www2.gov.bc.ca/gov/content/housing-tenancy/strata-housing/understanding-stratas/common-property-and-limited-common-property ↩ ↩²

7. Strata Property Regulation [BC Reg 43/2000], Schedule 1 — Standard Bylaws: Bylaw 2 (owner repair and maintenance of strata lot and LCP), Bylaw 8 (strata corporation repair and maintenance of LCP including building structure/exterior/chimneys/stairs/balconies attached to exterior/doors/windows/skylights on exterior or facing CP/fences and railings enclosing patios); Bylaw 8(c)(ii)(D) specifically addresses exterior windows, doors, and skylights — https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/12_43_2000 ↩ ↩² ↩³ ↩⁴ ↩⁵ ↩⁶ ↩⁷ ↩⁸ ↩⁹

8. Perpetual Strata & Realty, a BC strata management company — plumbing responsibility in BC strata: main risers = CP, branch lines serving only one unit within strata lot = owner, branch lines in boundary walls = CP — https://perpetualstrata.ca/strata-insurance-water-leaks-bc-responsibility/ ↩

9. Avesta Strata / Clicklaw Wikibooks (Duty to Repair and Maintain 22:XIV) — fire protection/suppression systems (building-wide sprinkler system and infrastructure) are strata-maintained common property under SPA s.72 — https://wiki.clicklaw.bc.ca/index.php?title=Duty_to_Repair_and_Maintain_%2822%3AXIV%29 ↩

10. Province of BC, contingency reserve fund — effective November 1, 2023, minimum annual CRF contribution is 10% of total operating fund budget; SPA ss.92–96 govern CRF rules; special levies require ¾ vote of owners — https://www2.gov.bc.ca/gov/content/housing-tenancy/strata-housing/operating-a-strata/finances-and-insurance/the-contingency-reserve-fund-crf ↩