Start Here | Strata Property Act
The BC Strata Property Act, Explained
The Strata Property Act is the BC law that governs every strata, from a 2-lot duplex to a tower. With its Regulation and the Standard Bylaws, it sets how a strata is created, run, paid for, insured and ended. This page lists what each Part does in plain words, the sections a 2 to 6 lot strata uses most, and what changed from 2022 to 2026.
The Short Answer
- 01The Strata Property Act (SBC 1998, chapter 43) is the BC law for every strata: creating the plan, the council, meetings and votes, money, insurance, bylaws, disputes and winding up.
- 02It has 17 Parts and a Schedule of Standard Bylaws. The Strata Property Regulation (B.C. Reg. 43/2000) adds the detail: forms, fee limits, reserve fund rules, report rules and insurance perils.
- 03The version on BC Laws is current to October 27, 2026. The Regulation was last amended on May 11, 2026.
- 04A bylaw cannot override the Act. A bylaw that conflicts with the Act or the Regulation cannot be enforced to the extent of the conflict (s.121).
- 05It applies to a strata-titled duplex or triplex the same way it applies to a tower. A few rules change with the number of lots.
Three Documents Make Up Strata Law
The Act sets the rules. It also applies to strata plans made under the older Condominium Act (s.293). It is chapter 43 of the 1998 statutes, which is why lawyers write it as "SBC 1998, c. 43".
The Strata Property Regulation, B.C. Reg. 43/2000, is made by the provincial cabinet under section 292 of the Act. It holds the numbers and forms: the 10% reserve fund minimum, the $35 limit for a Form B, the $200 cap on a bylaw fine, the $2,000,000 minimum for liability insurance, the depreciation report rules, and Forms A to Z.
The Schedule of Standard Bylaws is part of the Act. It gives every strata a set of bylaws from the day the plan is filed. A strata can file its own bylaws to replace any of them.
New to strata? Start with what a strata is, then come back to this page.
The 17 Parts of the Act
Part titles and section numbers are from the Act's table of contents on BC Laws, current to October 27, 2026.
| Part | Title | Sections | What it covers |
|---|---|---|---|
| 1 | Definitions and Interpretation | 1 | The meaning of the words used in the rest of the Act: common property, strata lot, limited common property, and the four kinds of vote (majority, 3/4, 80% and unanimous). |
| 2 | The Strata Corporation | 2 to 4 | The filing of the strata plan creates the strata corporation. It has the powers of a person, and the council exercises its powers. |
| 3 | The Owner Developer | 5 to 24 | What the developer must do before and after the first sale: act as council, pay costs, give buyers an interim budget, fund the reserve, hold the first annual general meeting and hand over documents. |
| 4 | Strata Corporation Governance | 25 to 65 | Council, records, contracts, annual and special general meetings, voting, the Form B information certificate, and how notices are given. |
| 5 | Property | 66 to 90.3 | Who owns the common property, where lot boundaries are, limited common property, buying and selling strata land, work orders, builders liens, and changes to common property for EV charging. |
| 6 | Finances | 91 to 118 | The operating fund and contingency reserve fund, how costs are split by unit entitlement, budgets, special levies, borrowing, and collecting money owed. |
| 7 | Bylaws and Rules | 119 to 138 | What bylaws and rules can say, how bylaws are changed and filed, and how they are enforced with fines. |
| 8 | Rentals | 139 to 148 | Since November 24, 2022, section 141 bars a strata from restricting the rental of a strata lot. Sections 139, 140 and 142 to 145 were repealed that day. |
| 9 | Insurance | 149 to 162 | What the strata must insure, at full replacement value, its liability cover, and how the deductible is paid. |
| 10 | Legal Proceedings and Dispute Resolution | 163 to 189.6 | Suits by and against the strata, court orders for unfair acts, an administrator, arbitration, and the Civil Resolution Tribunal (CRT). |
| 11 | Sections | 190 to 198 | Groups of owners inside one strata, allowed only to represent the different interests of residential and nonresidential lots, of nonresidential lots used for different purposes, or of different types of residential lots (s.191). |
| 12 | Leasehold Strata Plans | 199 to 216 | Stratas on land held under a ground lease from a government or other public body. |
| 13 | Phased Strata Plans | 217 to 238 | Building and filing a strata in phases, with a Form P declaration approved before phase 1. |
| 14 | Land Titles | 239 to 256 | How a strata plan is filed, what it must show, city approval to convert a building someone has lived in (s.242), and unit entitlement (s.246). |
| 15 | Strata Plan Amendment and Amalgamation | 257 to 271 | Changing the plan later: adding limited common property, dividing or joining lots, and joining two stratas. |
| 16 | Cancellation of Strata Plan and Winding Up of Strata Corporation | 272 to 289 | Ending a strata by an 80% vote, with or without a liquidator, or by court order. |
| 17 | General | 290 to 322 | Offences, how other laws apply, personal liability protection, the power to make regulations, and the rule that the Act also covers plans made under the old Condominium Act (s.293). |
| Schedule | Schedule of Standard Bylaws | After Part 17 | The default bylaws for every strata that has not filed its own. |
What the Regulation Adds
When people search for "strata property regulations", this is the document they mean. Its Parts follow the Act's numbering, with two extra Parts on EV charging (Part 5.1) and the electrical planning report (Part 5.2). These are the rules from it that a small strata meets most:
- s.4.1 and s.4.2: how long records are kept (minutes and books 6 years, correspondence 2 years, the plan and reports for good), and copies at 25 cents a page at most.
- s.4.4: a Form B costs at most $35 plus 25 cents a page.
- s.6.1: at least 10% of the operating budget goes into the contingency reserve fund every year.
- s.6.8: late interest on fees is at most 10% a year, compounded yearly.
- s.6.10: a Form F costs at most $15.
- s.6.2 to s.6.23: depreciation reports, who may prepare one, and the exemption for stratas under 5 lots (s.6.22).
- s.7.1: fines of at most $200 per bylaw breach and $50 per rule breach, and up to $1,000 a day for a short-term rental bylaw.
- s.9.1 and s.9.2: the "major perils" the building policy must cover, and liability insurance of at least $2,000,000.
- s.14.1: "previously occupied" means occupied at any time, for any purpose, which decides whether a new building needs city approval to become a strata.
The Standard Bylaws in Brief
Under the Standard Bylaws, fees are due on the first of the month (bylaw 1). An owner may keep one dog or one cat, up to 2 caged birds, and small aquarium animals and caged mammals (bylaw 3). An owner needs the strata's written approval before changing the structure or outside of the building (bylaw 5) or the common property (bylaw 6). The strata gives 48 hours' notice before it enters a lot (bylaw 7) and repairs the structure and exterior (bylaw 8).
The council has 3 to 7 members, or every owner when there are fewer than 4 lots or 4 owners (bylaw 9). A council of 2, 3 or 4 members needs 2 present to meet (bylaw 16), and minutes go to owners within 2 weeks (bylaw 19). Fines under the Standard Bylaws are up to $50 for a bylaw breach and $10 for a rule breach, every 7 days (bylaws 23 and 24).
The bylaws page covers how to change them.
The Sections a 2 to 6 Lot Strata Uses Most
These are the sections of the Act a small strata uses most often.
| Section | What it says | When you need it |
|---|---|---|
| s.1 | Defines the votes. Majority and 3/4 count the votes cast by those present who did not abstain. 80% and unanimous count every eligible voter, present or not. | Before any vote, to know how many yes votes you need. |
| s.26 | Council exercises the strata's powers and duties, including enforcing bylaws and rules. | When an owner asks council to act, or not to act, on a bylaw. |
| s.35, s.36 | Lists the records the strata must keep. Owners can inspect them and get copies within 2 weeks for at most 25 cents a page. | Setting up record keeping, or when an owner asks for records. |
| s.40, s.41 | The annual general meeting is held within 2 months after the fiscal year ends. It can be skipped if every eligible voter waives it in writing and agrees in writing to the budget and other business. | Every year. Small stratas often use the written waiver. |
| s.45 | Owners get at least 2 weeks' written notice of a general meeting (4 weeks for a wind-up vote). | Calling any general meeting. |
| s.48 | Quorum is eligible voters holding 1/3 of the votes, or 2/3 if there are fewer than 4 lots or fewer than 4 owners. | Before a meeting starts business. |
| s.52 | A court can override a lone holdout on a unanimous vote, but only in a strata of 10 or more lots. | Never in a 2 to 9 lot strata. One owner can block a unanimous vote. |
| s.59 | The Form B information certificate: given within 1 week, for at most $35 plus 25 cents a page (Regulation s.4.4). | When an owner sells or a buyer asks. |
| s.92, s.99 | The strata keeps an operating fund and a contingency reserve fund. Each lot pays by its unit entitlement. | Every budget. |
| s.103, s.104 | The budget passes by majority vote at each AGM. If it fails, fees continue at the old rate until a new budget passes. | At every AGM. |
| s.108 | A special levy needs a 3/4 vote if split by unit entitlement, or a unanimous vote for another split. | When a large repair needs more than the reserve fund holds. |
| s.115 | The Form F certificate of payment: given within 1 week, at most $15, needed for any sale to register. | Every sale of a strata lot. |
| s.121 | A bylaw that conflicts with the Act, the Regulation, the Human Rights Code or another law cannot be enforced to that extent. | Writing or checking any bylaw. |
| s.127 | In an all-residential strata, no bylaw can be changed before the second AGM without a unanimous vote. | Before the first sale, when the developer writes the bylaws. |
| s.128 | A bylaw change needs a 3/4 vote and has no effect until Form I is filed at the Land Title Office. | Every bylaw change. |
| s.135 | Before a fine, the strata needs a complaint, must give written details and must give the person a chance to answer, with a hearing if asked. | Before any bylaw fine. |
| s.141 | A strata must not screen tenants or otherwise restrict the rental of a strata lot. | When an owner wants to rent long term. |
| s.149, s.158 | The strata insures the buildings at full replacement value. The deductible is a common expense, and the strata may sue the owner responsible for the loss to recover it. | At each renewal and after every claim. |
| s.189.1 | An owner must first ask council for a hearing before most claims to the Civil Resolution Tribunal. | Before filing a dispute. |
| s.242 | A building anyone has lived in needs city approval before it can become a strata. | Before stratifying an existing building. |
| s.272 to s.274 | An 80% vote can wind up the strata. Under 5 lots, the court order is optional. | Ending a strata. |
Several of these rules change with the number of lots. The rules by size table sets them out for 2, 3, 4, 5 and 6 lots, and the vote calculator shows whether a vote passes.
Can Bylaws Override the Act?
A bylaw cannot override the Act. Under section 121, a bylaw "is not enforceable to the extent that it" breaks the Act, the Regulation, the Human Rights Code or any other law. The same applies to a bylaw that removes one of the built-in easements for support, services and shelter, or that limits an owner's right to sell, lease or mortgage a lot. The Act allows two exceptions to that last limit: bylaws on how sales are shown, and 55-plus age bylaws.
The bylaw fails only to the extent of the conflict. Council rules fail in the same way, and a bylaw wins over a rule (s.125). The Province warns that "just because a bylaw has been accepted for filing does not necessarily mean that it is enforceable."
Can Council Waive a Bylaw?
The Act gives council no power to waive a bylaw. Section 26 says council must exercise the strata's powers and duties, "including the enforcement of bylaws and rules". Council does have some room on timing: before it enforces, the strata "may give a person a warning or may give the person time to comply" (s.129(2)).
To change a bylaw, owners pass a 3/4 vote and the strata files Form I at the Land Title Office (s.128). An owner who thinks a bylaw is being enforced unfairly, or not enforced at all, can take it to the Civil Resolution Tribunal after asking council for a hearing.
Changes From 2022 to 2026
Dates are when each change came into force, from the Act's tables of legislative changes on BC Laws and the Province's strata pages.
-
November 24, 2022
A 2022 change to the Strata Property Act (SBC 2022, chapter 41) repealed the rental restriction sections. Section 141 now bars a strata from restricting the rental of a strata lot. Age bylaws are allowed only with a minimum age of 55 or more (s.123.1), and existing residents and caregivers are exempt (s.123.2). Section 49 was re-enacted, so owners can attend meetings electronically without a bylaw.
-
2023
Form J, the rental disclosure statement, was repealed by B.C. Reg. 6/2023.
-
April 1, 2023
Every Form B must include a summary of the strata's insurance (s.59(3)(l.2)).
-
May 1, 2023
The Province lists this date for the wider exemptions from 55-plus age bylaws: children of a qualifying resident, adults that resident raised, and spouses (Regulation s.7.01, B.C. Reg. 116/2023).
-
May 11 and December 6, 2023
EV charging changes (SBC 2023, chapter 21) came into force. Changes to common property for EV charging need only a majority vote (s.71, s.82, s.96), and an owner can ask the strata for EV charging, with a decision due within 3 months (s.90.1 to s.90.3).
-
November 1, 2023
The contingency reserve fund minimum became 10% of the operating budget every year, at every size (Regulation s.6.1, B.C. Reg. 7/2023). The old rule, 5% until the fund reached 25%, ended.
-
July 1, 2024
Owners can no longer vote by 3/4 to skip a depreciation report (B.C. Reg. 88/2024). Stratas of 5 or more lots must have one at least every 5 years. Stratas under 5 lots stay exempt (Regulation s.6.22).
-
August 1, 2024
Section 84 was amended by the Fire Safety Act.
-
July 1, 2025
Depreciation reports obtained from this date must be prepared by a person on the Regulation's list of qualified professions (Regulation s.6.2(0.1)).
-
October 27, 2025
B.C. Reg. 187/2025 added three more kinds of qualified person to that list and changed the records retention rules.
-
May 11, 2026
B.C. Reg. 79/2026 added an emergency meeting provision to the Regulation. It is the last amendment shown on BC Laws as at October 27, 2026.
Dates still ahead
-
December 31, 2026
Stratas under 5 lots can receive owner requests for EV charging from this date (Regulation s.5.4). Stratas of 5 or more lots in Metro Vancouver, the Fraser Valley and the Capital Region must have an electrical planning report by this date (Regulation s.5.8).
-
July 1, 2027
Stratas of 5 or more lots outside Metro Vancouver, the Fraser Valley and the Capital Region with no depreciation report since December 31, 2020 must have one before this date. A new strata of 5 or more lots formed on or after this date needs its first report within 18 months, and the developer pays the lesser of $5,000 plus $200 a lot, or $30,000, toward it (Regulation s.6.23).
-
December 31, 2028
Electrical planning report deadline for stratas of 5 or more lots elsewhere in BC.
Passed but not in force
Two changes have been passed by the Legislature and are waiting for a start date. A 2020 change would cap how much of an insurance deductible the strata can charge back to an owner (s.158(2.1), SBC 2020, chapter 16). The Construction Prompt Payment Act (SBC 2025, chapter 24) will amend section 88, the 7% builders lien holdback a buyer keeps when buying from the developer. Until they come into force, the current wording applies.
The 2023 provincial zoning laws for small-scale housing and transit-oriented areas made no change to the Strata Property Act.
Common Questions
What is the Strata Property Act? +
The Strata Property Act (SBC 1998, chapter 43) is the BC law that governs every strata: creating the strata plan, running the strata corporation and council, meetings and votes, money, insurance, bylaws, disputes and winding up. It has 17 Parts plus the Schedule of Standard Bylaws.
Where can I read the Strata Property Act BC? +
The official text is on BC Laws (bclaws.gov.bc.ca), the Province's free law site. The version we read was current to October 27, 2026. Each Part has its own page, and the Schedule of Standard Bylaws is on a separate page.
What are the strata property regulations? +
The Strata Property Regulation (B.C. Reg. 43/2000) is the rule book made under the Act. It sets the forms (Form A to Form Z), the 10% reserve fund minimum, depreciation report rules, fine limits, the Form B fee limit and the insurance perils. It was last amended on May 11, 2026.
Does creating some bylaws nullify the BC Strata Act? +
No. A bylaw "is not enforceable to the extent that it" breaks the Act, the Regulation, the Human Rights Code or any other law, or limits an owner's right to sell, lease or mortgage a lot (s.121). The Land Title Office does not review the bylaws it accepts, so a filed bylaw can still be unenforceable.
Can strata council waive a bylaw? +
The Act gives council no power to waive a bylaw. Section 26 says council must exercise the strata's powers, "including the enforcement of bylaws and rules". Before enforcing, the strata may give a warning or time to comply (s.129(2)). A bylaw changes only by a 3/4 owner vote filed at the Land Title Office.
Does the Strata Property Act apply to a duplex? +
Yes, if the duplex is strata-titled. The Province says the law applies "as well as duplexes and triplexes if they are strata-titled". A duplex with no strata plan has no strata corporation, so the Act does not apply to it.
What are the Standard Bylaws? +
The Standard Bylaws are the bylaws in the Schedule to the Act. They apply to every strata, except where the strata has filed different bylaws at the Land Title Office. They cover fees, pets, alterations, council, meetings and fines.
Can a strata in BC restrict rentals? +
A strata cannot restrict long-term rentals. Since November 24, 2022, section 141 says a strata must not screen tenants or otherwise restrict the rental of a strata lot. A strata can still limit or ban short-term rentals by a bylaw passed by a 3/4 vote, with fines of up to $1,000 a day (Regulation s.7.1).
What changed in the Strata Property Act in 2023? +
The reserve fund minimum became 10% of the operating budget every year from November 1, 2023. EV charging changes came into force on May 11 and December 6, 2023. Form B has included an insurance summary since April 1, 2023.
Did the 2023 small-scale housing law change the Strata Property Act? +
No. The 2023 changes to the Strata Property Act came from chapters 10, 16 and 21 of the 2023 statutes. The small-scale housing law (Bill 44) and the transit-oriented areas law (Bill 47) changed zoning rules only.
Who enforces the Strata Property Act? +
The strata council enforces the bylaws, and owners take disputes to the Civil Resolution Tribunal (CRT) or the BC Supreme Court. The CRT hears most strata claims of any amount, after the owner first asks council for a hearing (s.189.1). The BC Financial Services Authority licenses strata managers under a different law, the Real Estate Services Act.
How many parts does the Strata Property Act have? +
It has 17 Parts, numbered 1 to 17, plus the Schedule of Standard Bylaws. Sections run from section 1 to section 322; sections 294 to 321 are marked spent on BC Laws.
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