Resources
Designed for strata corporations across the Lower Mainland, these resources address what every council needs to be aware of, and provide clear answers to the questions councils encounter most frequently.
For Strata Councils
The Components Of Managing A Strata Corporation in British Columbia
Effective strata property management requires a working knowledge of budgets, bylaws, meetings, and long-term planning, much of which is learned through experience. We have gathered the essentials here, drawn from the questions councils ask most often, to provide a clear and practical starting point. For matters specific to the building, the strata corporation's bylaws and the Strata Property Act remain the definitive reference.
The Components for Strata Self-Management
Strata essentials, in plain language.
The Operating Fund
The Operating Fund covers the everyday costs of running the building (utilities, janitorial, landscaping, insurance, routine and preventative maintenance) as set out annually through the budget approved by owners at the Annual General Meeting.
The Contingency Reserve Fund
The Contingency Reserve Fund (CRF) is a dedicated fund account used to cover large, infrequent, or unexpected expenses: major capital projects that occur less than once a year (e.g., roof replacements, elevator upgrades, boiler replacements, building envelope upgrades, exterior painting and other projects). In British Columbia, strata corporations are legally required to maintain this fund to pay for major projects so that owners are not exposed to unexpected special levies.
Depreciation Reports and Electrical Planning Reports
Sections 94 and 94.1 of the Strata Property Act set out the requirements for two important planning tools: the Depreciation Report and the Electrical Planning Report. A Depreciation Report identifies the current status of the Contingency Reserve Fund (CRF) and establishes a long-term funding plan for the anticipated costs of major repairs and replacement of common property components and assets. It gives every council the foundation needed to budget ahead and avoid unexpected special levies. An Electrical Planning Report provides a comprehensive evaluation of the building's electrical capacity and future needs: assessing current consumption, projecting future demand based on trends like EV charging and electrified heating, identifying limitations, and providing practical recommendations for upgrades or load management. For strata councils, it is a forward-looking planning tool that informs both the annual budget and long-term capital decisions.
Bylaws And Rules
Bylaws form the strata corporation's primary governing document, addressing how the building is administered and how owners and the council conduct themselves. They are filed at the Land Title Office and are legally binding. Rules serve a narrower purpose, governing the day-to-day use of common property.
Annual General Meetings
Section 40 of the Strata Property Act requires every strata corporation in British Columbia to hold an Annual General Meeting (AGM) no later than two months after the fiscal year-end. The AGM is the strata corporation's annual meeting at which owners approve the upcoming budget for the operating expenses, elect the strata council, and vote on any resolutions that are needed to change bylaws or deal with major projects requiring the approval of funds.
Resolving Disputes
Most strata disputes in British Columbia are resolved outside of the courts, through dispute resolutions, the Civil Resolution Tribunal and, in some cases, through the Human Rights Tribunal.
Analysis of the State of Strata Industry
Drawing on more than 25 years of first-hand industry experience, we have conducted a thorough analysis of the challenges facing strata management today. Our findings are captured in our eBook -
BC Strata Management - The State of the Industry - an in-depth exploration of the conditions that have led to the current crisis and the reasons behind the shortage of qualified strata property managers.
Frequently Asked Questions
A healthy reserve fund is one that can cover your building’s major repairs and
replacements as they come due, without forcing a special levy each time. A
current depreciation report is the best tool for judging this, since it lays out
what is coming and roughly when. If your reserve looks thin against what the
report projects, that is worth addressing early.
Look for proper licensing and insurance, references from similar strata
projects, and a clear written scope of work before anything begins. For larger
jobs, getting more than one quote, and on significant projects bringing in
independent oversight, protects the strata and helps you compare fairly.
Send proper notice within the timelines your bylaws require, prepare the budget
and any resolutions in advance, and make sure owners have what they need to vote
with good information. A well-prepared agenda keeps the meeting focused and the
decisions clean.
Want To Know More About Self-Managing Your Strata Corporation?
We welcome the opportunity to meet with your Council in-person, walk the complex, and take the time to genuinely understand your building and its management needs. During that same visit, we can offer recommendations, answer your questions, and explain how we work with self-managed councils.