Half Duplex | Ownership
What a Two-Owner Strata Is Really Like
This is the arrangement most half duplex buyers end up in, and almost nothing written about strata living describes it, because everything assumes a building with a council and a manager.
The short answer
In a two-owner strata every decision needs agreement with one other household. There is no council to outvote, no manager to mediate, and no majority to appeal to. When both owners are reasonable it is simpler and cheaper than a large strata. When they are not, there is no mechanism to break a deadlock short of the Civil Resolution Tribunal.
| Freehold, no strata | Strata | |
|---|---|---|
| Active listings | 245 | 1,068 |
| Median list price | $1,388,000 | $1,358,444 |
| Median per sq ft | $651 | $844 |
| Median size | 2,085 sq ft | 1,568 sq ft |
| Monthly strata fee | None | $373 |
| Who pays for the roof | You, in full, when it needs doing | The contingency reserve, built from the monthly fee |
How decisions actually get made
In a large strata, a council runs day to day matters and significant spending goes to an owners vote. A majority carries it. In a two-owner strata there is no majority. Either you both agree or nothing happens.
For routine things this is a relief. There is no management fee, no council meetings, and no waiting for a quorum to approve a repair. For contested things it is the hardest structure in strata law, because deadlock has no internal resolution.
What is shared and what is not
Typically the roof, the building envelope, the foundation, and the land are common property. Sometimes the driveway, the drainage, and the perimeter fencing. Inside your own walls is yours.
The strata plan is what defines this, and it varies between buildings. Read it. A surprising number of disputes come from two owners having different beliefs about who owns the drainage.
What happens when you disagree
BC's Civil Resolution Tribunal handles strata disputes and it is designed to be usable without a lawyer. That is genuinely useful and it is also a slow, adversarial process to be in with the person on the other side of your wall.
The practical protection is upfront. Read the bylaws, find out how the two owners have handled shared costs so far, and look at the minutes if any exist. A strata that has never agreed a maintenance plan is telling you something.
- → Ask how the last shared repair was decided and paid for
- → Check whether a depreciation report exists at all, since small stratas often waive it
- → Confirm the contingency reserve balance, which in a two-owner strata is often very small
- → Find out whether the other half is owner-occupied or rented, since priorities differ
Is this right for you
Works well if
- ✓ You are comfortable reaching agreement with one household on shared costs
- ✓ You want a low monthly fee and no management company
- ✓ You would rather hold your own reserve than fund a professionally managed one
Does not work if
- ✕ You want the buffer of a council and a manager between you and your neighbours
- ✕ You need certainty that a major repair will be funded when it is needed
- ✕ You are conflict averse and a deadlock would be genuinely stressful
Check before you offer
- → The strata plan, so you know exactly what is common property
- → The bylaws, including anything about pets, rentals, and renovations
- → The contingency reserve balance and whether a depreciation report exists
- → Whether the other unit is owner-occupied, which shapes how decisions get made
Read next
Common questions
What happens if the other owner refuses to pay for a repair?
There is no council to overrule them and no majority to carry a vote. The formal route is BC's Civil Resolution Tribunal, which handles strata disputes and is designed to be used without a lawyer. It works, and it is a slow adversarial process with the person sharing your wall, which is why the checks before you buy matter so much.
Do two-owner stratas need a depreciation report?
Small stratas have historically been able to waive the requirement by owner vote, and many do. That means the document telling you what needs replacing and when may simply not exist. Ask, and treat its absence as information rather than as a technicality.
Is the strata fee really that low?
Usually, because there is very little common property to maintain and no management company. Check what the fee actually covers, since some two-owner stratas fund only insurance and leave everything else to be agreed as it arises.
Can we just agree things informally?
You can, and many two-owner stratas run that way for years. It works until it does not, typically when one owner sells and the new one has different expectations. Anything that will still matter in five years belongs in writing.
Where these figures come from
- VanPlex active listings, MLS® data
Active townhouses, half duplexes, and row houses built in the last two years across Metro Vancouver and the Fraser Valley.
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- BC Residential Tenancy Branch
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