A Guide to Strata Properties
What is a Strata?
When you own in a strata, you own your individual unit (called a strata lot), and you also share ownership of common spaces—like hallways, lobbies, gardens and amenities—with your neighbours. Together, all owners make up the Strata Corporation, and you each contribute to the maintenance of shared areas through monthly strata fees. How much you pay is based on your unit’s size (your unit entitlement), and it’s all governed by the Strata Property Act.
Commercial and Mixed-Use Stratas
Some strata developments include both residential and commercial spaces. In these cases, the property may be divided into sections under the Strata Property Act—usually a Residential Section and a Commercial Section. Each section operates much like its own smaller strata within the overall Strata Corporation.
While all owners share responsibility for the overall common property (such as the building structure, roof, and shared systems), each section manages and pays for expenses related only to its part of the development.
For example, commercial owners might share the cost of maintaining storefront façades or HVAC systems specific to commercial spaces, while residential owners cover costs for amenities or landscaping around the homes that are not shared by commercial users.
Each section elects its own Section Executive to manage section-specific matters, and all sections are represented at the overall Strata Council level.
The Strata Property Act
The British Columbia Strata Property Act is the law that guides how all residential strata communities in BC operate. It outlines the duties and powers of the Property Manager, as well as the rights and responsibilities of the owners, and the way in which the community must be run.
The Act applies equally to residential, commercial, and mixed-use stratas. When a strata plan includes multiple sections, the Act provides guidance on how to allocate costs and voting rights fairly between those sections.
It’s a good idea to get familiar with the Act before your community’s first annual general meeting (AGM). You can find it online here: bclaws.ca/Recon/document/ID/freeside/98043_00
The Strata Property Manager
Your Strata Corporation hires a professional property management company to help take care of day-to-day operations. They’ll assign a Property Manager who will be your main point of contact for anything related to the strata.
Here’s a quick look at what the Property Manager handles (though this list is not exhaustive):
- Making sure the buildings and shared spaces are properly insured
- Coordinating the operation and maintenance of common facilities and services
- Regular inspections of the buildings and grounds
- Getting quotes and managing contractors for repair work for the Strata Corporation
- Collecting monthly strata fees from homeowners and managing the Strata Corporation’s trust accounts
- Paying operating invoices from the operating fund keeping records of expenses
- Managing the Contingency Reserve Fund (CRF)
- Preparing monthly financial reports for Strata Council meetings
- Preparing a draft operating budget that shows estimated income and proposed expenses for the Council’s review
- Supporting the Strata Council in enforcing bylaws and handling complaints
- The Property Manager also advises the Strata Council and help carry out its decisions.
When you get your keys, your Property Manager will give you a welcome package that includes information on the services they provide and how to pay your monthly strata fees. They'll also be at the first annual general meeting, which will be held within once 50% +1 of the homes in your phase have closed (usually within six weeks of that milestone).
What is a Strata Plan?
The strata plan is the legal document that shows which parts of the property are:
- Strata lots (your unit)
- Common property (shared by everyone)
- Limited common property (common property designed for the use of only one unit or section)
You can find the interim version of the strata plan in your disclosure statement in the exhibits. Once your home is complete, the final version is filed with the Land Title Office. If you need a copy, you can request one from your Property Manager.
What is a Strata Lot?
Your strata lot is the part of the unit you own outright. Your strata lot usually includes everything from the center of your walls, floors and ceilings inward, but this can vary. Check your strata plan for the exact boundaries.
What is a Common Property?
Common property is the portion of the buildings and property owned collectively by all homeowners. Common property includes (but is not limited to):
- The building envelope, including windows, exterior doors, siding, roof, gutters and exterior wall structure
- Common outdoor areas, including landscaping, roads and public parking areas
- Shared utilities and services, including all pipes, wires, cables, ducts and systems for water, sewer, drainage and electricity, as well as for heating and cooling
- Any systems contained within a floor, wall or ceiling that forms a common boundary between two homes or between a home and common property
Everyone helps take care of these shared spaces through their strata fees.
Limited Common Property
Some parts of the common property are set aside for the exclusive use of one strata lot or section—this is called limited common property. A good example is a balcony that’s only accessible from one home, or a common corridor that only services commercial units.
If you have access to one of these areas, you don’t fully own it like you do your unit, and it’s not included in your unit entitlement (which is what strata fees are based on). You're responsible for routine upkeep, like keeping it clean, but any major repairs or maintenance are handled by the Strata Corporation.
For more details on what’s considered common or limited common property, you can refer to your filed strata plan and the Strata Property Act.
Strata Fees, Assessments & the Operating Budget
Your share of the common expenses is based on your commercial space's unit entitlement, as outlined in the Strata Property Act. This is calculated by dividing the square metres of your strata lot by the total square metres of all the lots in the strata. That percentage is then used to figure out your portion of the total expenses.
(Unit entitlement of the strata lot / Unit entitlement of all strata lots) x Total Expenses
Your monthly strata fees can change from year to year depending on the projected expenses set out in the annual operating budget. That budget—along with any proposed special assessments—is reviewed and approved by owners each year at the annual general meeting. It’s prepared by your Property Manager in partnership with the Strata Council, using historical data and sound budgeting practices to estimate what the Strata’s expenses will be for the year ahead.
Part of the annual budget goes into your Contingency Reserve Fund (CRF). This is a savings fund set aside for major expenses like painting the building, replacing the roof or other major upkeep of shared property. By law, every strata must contribute at least 10% of their annual operating budget to the CRF each year. This helps protect the long-term value of your home and the community as a whole.
In a mixed-use community, there may also be section budgets—one for residential and one for commercial owners. This ensures that each group pays only for expenses that benefit their section. For example, commercial owners might contribute to costs for storefront lighting or signage maintenance, while residential owners fund landscaping or amenity upkeep.
Operating budgets may increase over time for several reasons—such as rising insurance costs, utility rates or taxes, or because the Strata Council wishes to increase the size of the CRF.
Strata fees are due on the first of every month. When making a payment, be sure to clearly include your unit number so the payment will be applied to the right account. You can pay by setting up Pre-Authorized Debit (PAD) or by submitting a series of postdated cheques payable to your Strata Corporation. Late payments may result in fines, as outlined in the strata bylaws.
The Strata Council
Owners in your Strata Corporation are represented by an elected Strata Council. This Council is made up of owners who are chosen by their fellow owners to set policies, ensure the Strata is run smoothly and represent the interests and wishes of homeowners.
In a strata with multiple sections, each section elects its own executive (called a Section Executive) to handle section-specific issues. The overall Strata Council is made up of representatives from each section, ensuring that both commercial and residential owners have a voice in decisions that affect the entire property.
The Strata Property Act requires a minimum of 3 and a maximum of 7 Council members, unless the bylaws are formally changed by a majority of owners. Each unit in the Strata has one voting share. Only one homeowner per unit may sit on the Council.
Council meetings are held at regular intervals
or as needed, depending on current business. Meeting minutes are usually distributed to all homeowners.
If you or a group of owners would like to speak to the Strata Council about an issue, you should notify the Property Manager at least one week before the meeting.
Some stratas also hold “open discussion” sessions during their council meetings to give homeowners a chance to raise concerns.
Strata Bylaws & Rules
Every owner is expected to follow the bylaws and rules of the Strata Corporation.
Living in a strata comes with different rights and responsibilities than owning a single-family home. There may be special guidelines for things like advertising on common property, renting out your space or keeping pets.
Taking the time to understand and follow the strata bylaws, rules and policies helps make our community more enjoyable for everyone—and helps you avoid any misunderstandings or fines if a bylaw or rule comes up that you weren’t aware of.
In a strata community, we all share a greater responsibility to our neighbours. The Strata Corporation’s bylaws and rules are there to help everyone live together using common sense and respect. If there are any issues, the Strata Council and its committees are responsible for making sure the rules are followed.
Your strata bylaws come in two parts:
- The standard bylaws laid out in the Strata Property Act
- Amendments to the standard bylaws either provided by the builder in the disclosure statement or voted in by owners to suit your community's needs
Changing a bylaw requires a ¾ vote at a general meeting of the homeowners. That said, the Strata Council can make rules and regulations around the use, safety and condition of common property from time to time without an owner vote. These rules can’t apply to individual units—and they need to be confirmed at the next general meeting by homeowners, otherwise they’ll expire.
If the Strata enacts a new bylaw or changes existing ones, the Property Manager will make sure these are filed with the Land Title Office.
Exterior Appearance
To help maintain a neat and consistent appearance throughout your community, the strata bylaws set out what is and isn’t allowed when it comes to the exterior of your commercial space and any changes to it. Some common examples of restrictions include:
- Christmas lights after the holiday season
- “For Sale” signs in windows or on common property (residential only)
- Fences on common grounds
- Altering landscaped areas
At Moody Yards, there are specific design guidelines for commercial signage. Please see the Signage Guidelines section of this manual for more information.
Please take time to review your bylaws carefully. It’s the best way to avoid any surprises or issues later on.
Owner Responsibilities
Along with following your Strata Corporation’s bylaws and rules, here are some key responsibilities that come with being a strata lot owner:
- Paying your strata fees by the first day of each month (unless your strata bylaws say otherwise)
- Repairing and maintaining everything within your strata lot and any limited common property, as required by the bylaws
- Using your property in a way that respects the bylaws and your neighbours’ right to enjoy their spaces—for example, avoiding unreasonable noise or causing a nuisance to others
- Paying any special levies that are approved by a vote of the Strata Corporation
- Letting the Strata Corporation know right away if there’s a change in ownership
- Following all bylaw requirements related to tenancy. If you are allowed to and choose to rent out your unit, make sure to submit a Form K to the Strata
- Asking the Strata Council in writing before making alterations to your unit, especially anything to do with the exterior or structure
- Completing any work that local authorities require for your strata lot
- Allowing Strata representatives access to your unit, as permitted by the Strata Property Act and bylaws, so they can maintain, repair or renew common areas, facilities and assets or ensure bylaws are being followed
Owner Rights
As a strata owner, you have several important rights under the Strata Property Act, including the right to:
- Vote at general meetings
- Request certain records from the Strata Council
- Obtain insurance for loss or damage to your strata lot, to cover any deductible required by the Strata Corporation’s policy or any other insurance coverage you may need
- Seeking a court or arbitration order to make sure your rights are protected as outlined in the Strata Property Act
- Vote by secret ballot if requested at a general meeting
- Attend Strata Council meetings as an observer as allowed by the Strata Property Act (observers do not have the right to take part in discussions or decision making)
By majority vote, owners can also:
- Give direction to the Strata Council
- Set limits on what the Strata Council can do
If at least 20% of owners sign a petition, you have the right to:
- Request a general meeting
- Add topics and resolutions to the agenda for a general meeting
Cooperating With Your Property Management Company
To help your Property Manager do their job well and support the smooth operation of the Strata, here are a few things to keep in mind.
Let Your Property Manager Manage
Please don’t give instructions to on-site staff or trades. The Property Manager is the only person responsible for supervising employees and contractors, so all direction should go through them.
They May Not Always Be Available
Your Property Manager has many responsibilities, including being on-site to check work and attend meetings, often for multiple properties. If they don’t pick up when you call, leave a message—they’ll get back to you as soon as they can. For urgent issues, another team member from the management company can assist you. Please be patient and respectful of your Property Manager’s time and responsibilities.
Don’t Withhold Your Strata Fees
Don’t protest a problem or concern by withholding your monthly strata fees—it goes against the Strata Property Act. Withholding fees affects you and the entire community, as those fees are the only way the Strata Corporation can fund maintenance, operations and services. Everyone is legally responsible for paying their share.
If you have a concern with a neighbour, the Strata Council or the management company, there are proper steps you can take, including applying to the Civil Resolution Tribunal.
Keep Your Contact Info Up to Date
If you move or change your mailing address, let your Property Manager know right away. Without current contact information, you might miss important updates or meeting notices.
Contact the Property Manager for Strata-Related Issues Only
After your warranty period ends, maintenance or issues with items inside your unit are your responsibility. Please don’t contact the Property Manager for personal matters or non-strata issues—they’re there to help with the common property and community matters.
Complaints
Everyone has the right to express their concerns. With that right comes a responsibility to use the process fairly and respectfully. To make sure your concern is taken seriously and resolved as efficiently as possible, here’s what to keep in mind.
Be Clear and Specific
Keep your complaint brief, factual and focused. Include specific details—what the issue is, when it happened (including dates and times) and how it impacts the Strata Corporation.
Make Your Complaint in Writing
Verbal complaints can be misinterpreted or misremembered. A written complaint ensures there’s a clear record of the issue and helps avoid delays or confusion.
Deliver your written complaint to the Property Manager. They’ll make sure it reaches the appropriate party for follow-up.
The Complaint Process
Once a complaint is received, there are several steps that must be followed under the Strata Property Act.
- The Property Manager and Strata Council will send written notice of the complaint to the person involved. If the person is a tenant, the landlord will also receive a copy.
- The Strata Council will decide how to proceed with enforcement. They may choose to warn the alleged offender or give them a deadline to comply with the broken bylaw or rule.
- If the issue is corrected, the Council can choose to end the process there or move forward with enforcement, which may include a fine.
- Before any enforcement action is taken, the alleged offender must be given a chance to respond to the complaint, either in writing or at a hearing at a Council meeting if requested.
- If the person being complained about is a member of the Strata Council, they must step aside from the complaint process (unless all owners are on the Council).
- After the alleged offender has responded (or been given a reasonable opportunity to respond and opted not to), the Council must decide whether a bylaw or rule has been broken by the alleged offender.
- If the Council decides that a bylaw or rule has been broken, it will then decide on the appropriate next step, which may include a fine or other enforcement measures.
- The final decision must be communicated in writing “as soon as feasible” to the person involved—and to the landlord or owner, if the issue involves a tenant.
As you can see, the complaint process has a number of required steps to ensure fairness to everyone involved. It may take time for your Property Manager and Council to work through it. If you feel your concern hasn’t been addressed within a reasonable period, follow up with your Strata Council directly.
Strata Insurance
The Strata Property Act requires your Strata Corporation to have a comprehensive insurance policy that covers the replacement value of all common property in your community, as well as third-party liability insurance and liability coverage for Strata Corporation directors. The Act also allows the Property Manager to obtain extra insurance if the Strata Council thinks it’s needed.
It’s up to your Strata Corporation to keep the insurance coverage for common property up to date, which is done by arranging regular appraisals.
Personal Insurance
The Strata Corporation’s insurance covers common property used by both residential and commercial owners. However, commercial units may have unique risks or additional insurance requirements depending on their business use.
Commercial owners are responsible for obtaining their own business and contents insurance, as well as liability coverage specific to their operations. Some businesses may also need proof of insurance naming the Strata Corporation as an additional insured.
It’s best to review your lease, business license, and insurance policy with your broker to confirm you have the right coverage.
We recommend that you have personal insurance that includes coverage for the Strata’s insurance deductibles, as these can sometimes be quite high and may be assigned to individual owners if damage starts in their unit. You can check with your Property Manager to find out the deductible amounts for your building.
For example, if a plumbing fixture or appliance breaks and causes water damage to your unit, neighbouring units or common property, the Strata Corporation may require you to pay the Strata’s deductible. If you have the right coverage, you can claim this larger deductible on your home insurance and be responsible for your own (significantly lower) deductible instead.