If you're buying a condo, townhouse, or even some detached homes in British Columbia, you're almost certainly buying into a strata. But most buyers don't fully understand what that means until after they've signed — and by then, the surprises can be expensive.

This guide covers everything you need to know about BC strata living: what it is, what you own, who runs it, what you pay, and what the law says.

Strata is a BC-specific legal structure. Alberta and Ontario use "condominium corporation." The US uses "HOA." Different names, different laws — this guide is specific to British Columbia.

What Is a Strata Corporation?

A strata corporation is a legal entity created automatically when a strata plan is deposited at the BC Land Title Office. It exists to manage, maintain, and govern a multi-unit development on behalf of all the owners.

When you buy a strata unit, you become a member of the strata corporation. You don't apply to join — membership is automatic and tied to ownership of the unit. Every owner is a member. And collectively, the members elect a strata council to make day-to-day decisions on behalf of the corporation.

The strata corporation is governed by the BC Strata Property Act (SPA), a piece of provincial legislation that establishes the rights and obligations of strata corporations, strata councils, and individual owners. The SPA is comprehensive — it covers everything from meeting procedures to insurance requirements to how special levies must be approved.

What Do You Actually Own in a Strata?

This is where strata confuses a lot of buyers. When you buy a strata unit, you own two things:

There's also limited common property (LCP) — areas designated for the exclusive use of one unit but still owned by the strata corporation. A balcony, parking stall, or storage locker assigned to your unit is usually LCP. You have exclusive use of it, but the strata is typically responsible for maintenance of its structure.

Types of Strata in BC

Not all stratas are the same. There are several types, each with different characteristics:

Conventional Strata

The most common type — a multi-unit building where individual units are stacked or side-by-side. Think condos, apartment-style buildings, and most townhouse complexes. The strata plan clearly defines each unit's boundaries.

Bare Land Strata

Here, the strata lots are parcels of land rather than units within a building. The owner is responsible for buildings on their lot. Common in some townhouse and detached home developments. The strata corporation still manages shared infrastructure — roads, utilities, amenities.

Leasehold Strata

The land is leased from a third party (often a First Nation, municipality, or the Province) rather than owned outright. The strata lot owner holds a long-term lease (typically 49–99 years) but doesn't own the underlying land. This affects financing options and resale value — most banks won't lend on leasehold stratas with fewer than 15–20 years remaining on the lease.

Age-Restricted Strata (55+)

Stratas can legally restrict residency to owners or occupants who are 55 years of age or older under the BC Human Rights Code. These operate under the same SPA rules but have different buyer pool considerations at resale.

Who Governs the Strata?

The strata is governed on two levels:

Strata Council

A group of 3–7 elected owners who handle day-to-day decisions. They can approve spending up to a certain amount, hire and fire contractors, enforce bylaws, and deal with resident complaints — all without calling a general meeting. Councils typically meet monthly and keep minutes of every meeting (those minutes are what you'll review when buying).

General Meetings (AGM / SGM)

Major decisions require owner approval at a general meeting. The annual general meeting (AGM) approves the budget, elects council, and handles other business. Special general meetings (SGMs) are called for urgent matters — including approving special levies, which require a 3/4 vote of owners by unit entitlement.

Strata Manager

Many stratas hire a licensed strata management company to handle administration, accounting, maintenance coordination, and bylaw enforcement. The strata manager works for the strata corporation, not individual owners. Self-managed stratas (no hired manager) are common in smaller buildings.

What Do Strata Fees Pay For?

Monthly strata fees (sometimes called maintenance fees) cover two pots of money:

Operating Fund

Day-to-day expenses: landscaping, cleaning, utilities for common areas, insurance premiums, property management fees, minor repairs, and routine maintenance. Most of the monthly fee goes here.

Contingency Reserve Fund (CRF)

Long-term savings for major capital expenditures — roof replacement, elevator modernization, parkade membrane, painting, etc. Think of it as the building's savings account. BC law requires that a minimum percentage of strata fees go into the CRF each year. A healthy reserve fund is a sign of good financial management; an underfunded one signals future special levy risk.

What Are Strata Bylaws?

Bylaws are the rules of the community — what you can and can't do in your unit and in common areas. Standard bylaws are set out in the SPA, but stratas can modify them through a 3/4 vote at a general meeting.

Bylaws commonly address:

Reading the bylaws before you buy is essential. A buyer who moves in expecting to renovate their kitchen, rent it out on Airbnb, and bring their large dog may find they can do none of those things.

What Is a Special Levy?

A special levy is a one-time charge levied on all unit owners for a major expense the reserve fund can't cover. Special levies require a 3/4 vote at a general meeting. They can range from a few thousand dollars to $80,000+ per unit for major repairs like building envelope replacement.

Special levies are not inherently bad — they're sometimes necessary even in well-run buildings. But an underfunded reserve fund, deferred maintenance, or repeated special levies can be significant warning signs.

⚠️ Special levies are one of the most common financial surprises for strata buyers. They can be approved after purchase and become your obligation as the new owner. Always check the meeting minutes and reserve fund balance before buying.

What BC Law Says You're Entitled To

As a buyer, you have a legal right to receive a strata document package before completion. Under Section 59 of the Strata Property Act, a seller must provide a Form B (Information Certificate) that discloses current fees, active levies, bylaw notices, and strata liens. You're also entitled to request the meeting minutes, financial statements, depreciation report, and bylaws.

The standard subject-to-strata-document-review condition in a BC purchase contract gives you a fixed period (typically 5–7 days) to review these documents and remove subjects — or walk away.

Don't Read 300 Pages of Strata Documents Alone

Upload your strata package and get a clear, flagged analysis in under 30 minutes.

Get Your Report — $49 →

Summary: Key Things to Know Before Buying a BC Strata

Strata ownership is a great fit for many buyers — you get the benefits of home ownership without full responsibility for exterior maintenance, and many stratas come with amenities that would be cost-prohibitive to own privately. The key is going in informed. Know the building's financials, know the bylaws, and know what you're inheriting before you sign.