Understanding Strata Properties in BC

Overview

Roughly two-thirds of new homes built in Metro Vancouver are part of a strata corporation—the legal entity that manages a multi-unit property on behalf of all owners. Whether you’re eyeing a shiny downtown condo, a garden-style townhouse in Langley, or even a duplex with a shared roof, understanding how strata ownership differs from freehold land will save you from unwanted financial surprises down the road.

Property Types: Condos, Townhouses & Freehold

Condominiums

Buying a condo means you own everything inside your painted walls while sharing hallways, elevators, and the building envelope. Title is registered to your unit and the common property proportionate to your unit entitlement—usually the square footage.

Townhouses & Duplex Stratas

Townhouse owners still belong to a strata corporation, but they typically enjoy more private outdoor space, direct street access, and responsibility for their own exterior maintenance (varies by bylaws). Freehold-looking duplexes can also be strata if the land is subdivided into two strata lots under one roof—always confirm on the title search.

Freehold (Fee Simple) Homes

Freehold owners control the land and structures outright, with no strata council or monthly fees. You’re responsible for 100 % of maintenance, insurance, and decision-making.

Strata Fees & Budgets

Every owner pays a monthly strata fee to cover common expenses such as building insurance, cleaning, landscaping, and the long-term Contingency Reserve Fund (CRF). Typical fees in British Columbia range from $0.30 – $0.75 per ft² per month, depending on age, amenities, and energy efficiency (FirstService Residential (2025)).

Operating Fund vs Contingency Reserve Fund

• Operating: day-to-day costs (janitorial, utilities, minor repairs).
• CRF: long-term projects (roof, windows, plumbing). By law, the CRF must hold at least 25 % of the prior year’s operating expenses, but well-run buildings often target 50 % or more.

Review the latest depreciation report to see if the CRF balance aligns with projected replacements.

Pro tip: Not sure how strata fees fit into your purchase budget? Our !INSERT LINK: Closing Costs Explained! guide breaks down every line item you’ll pay before and after completion.

Governance: Bylaws, Rules & Councils

The Strata Property Act grants each corporation the power to create bylaws and rules governing everyday life—everything from pet limits and smoking to short-term rentals and renovation hours.

Bylaws

Bylaws require a 3⁄4 vote of owners to change and are registered on title. They are enforceable by fines (up to $200 per infraction unless higher limits are filed with Land Title).

Rules

Rules fill in smaller behavioural details (e.g., pool hours) and can be amended by majority vote but must be ratified at the next general meeting.

Strata Council

Elected volunteers manage the budget, enforce bylaws, approve repairs, and hire the property manager. Minutes of council meetings are your window into the building’s health—look for clear decision-making and timely responses to owner concerns.

Special Assessments (Special Levies)

If the CRF isn’t large enough to fund a major project—say, re-piping or a new roof—the strata can raise money via a special levy. Section 108 of the Strata Property Act defines how levies are calculated and approved (Section 108 SPA):

• Requires a 3⁄4 vote of owners at a general meeting.
• Paid in proportion to unit entitlement unless a unanimous vote approves another formula.
• Outstanding amounts follow the unit—selling doesn’t erase the debt.

Before you remove subjects, ask for at least two years of AGM and SGM minutes to see if big projects are looming. A low CRF and aging roof is a red flag.

Key Takeaways

• Condos and townhouses are almost always strata; freehold homes are not.
• Monthly strata fees ($0.30 – $0.75/ft²) fund operations and the CRF.
• Bylaws and rules shape daily life—review pet, rental, and renovation clauses.
• Special levies can add thousands; read minutes and depreciation reports.

FAQs

Q: Do strata fees include property tax?
A: No—municipal taxes are billed separately to each owner.

Q: Can I avoid a special levy if I sell first?
A: Only if the levy has not been approved before closing. Once voted through, the amount is tied to the unit and will show on the Form B information certificate.

Q: Are pets allowed?
A: Each strata sets its own pet bylaw. Some allow two dogs, others none. Review bylaws early to avoid heartbreak.

Need personalised advice? Reach out any time.

This guide provides general information only and may not reflect the latest regulations or market conditions. It is not legal or financial advice. Always verify details and consult qualified real-estate, mortgage, and legal professionals before making decisions.