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In This Volume

  1. Part 1—Definitions and Interpretation

  2. Overview of Part 1 [§56.3]

  3. 1 Definitions and interpretation [§56.4]

  4. Part 2—The Strata Corporation

  5. Overview of Part 2 [§56.5]

  6. 2 Establishment of strata corporation [§56.6]

  7. 3 Responsibilities of strata corporation [§56.7]

  8. 4 Strata corporation functions through council [§56.8]

  9. Part 3—The Owner Developer

  10. Overview of Part 3 [§56.9]

  11. Division 1—General

  12. 5 Owner developer’s control of strata corporation [§56.10]

  13. 6 Owner developer’s standard of care [§56.11]

  14. Division 2—The Owner Developer and the Strata Corporation Before Strata Lots Are Conveyed

  15. 7 Owner developer to pay expenses [§56.12]

  16. 8 Passing resolutions before first conveyance [§56.13]

  17. Division 3—The Owner Developer and the Strata Corporation After the First Conveyance

  18. 9 Owner developer may be restricted [§56.14]

  19. 10 Restriction on contracting powers [§56.15]

  20. 11 Passing resolutions after first conveyance [§56.16]

  21. 12 Owner developer to establish contingency reserve fund [§56.17]

  22. 13 Interim budget following first conveyance [§56.18]

  23. 14 Payments during period of interim budget [§56.19]

  24. 15 Minimum period of insurance coverage [§56.20]

  25. 16 First annual general meeting to be held by owner developer [§56.21]

  26. 17 Owners may hold first annual general meeting [§56.22]

  27. 18 Money owed by owner developer [§56.23]

  28. 19 Chair of first annual general meeting [§56.24]

  29. 20 Business at first annual general meeting [§56.25]

  30. 21 First annual budget requirements [§56.26]

  31. 22 Transfer to council [§56.27]

  32. 23 Access to owner developer’s financial records [§56.28]

  33. 24 Strata management contracts [§56.29]

  34. Part 4—Strata Corporation Governance

  35. Overview of Part 4 [§56.30]

  36. Division 1—The Council

  37. 25 Election of council [§56.31]

  38. 26 Council exercises powers and performs duties of strata corporation [§56.32]

  39. 27 Control of council [§56.33]

  40. 28 Eligibility for council [§56.34]

  41. 29 Membership on council [§56.35]

  42. 30 Contracts not invalidated [§56.36]

  43. 31 Council member’s standard of care [§56.37]

  44. 32 Disclosure of conflict of interest [§56.38]

  45. 33 Accountability [§56.39]

  46. 34 Approval of council member remuneration [§56.40]

  47. 34.1 Request for council hearing [§56.41]

  48. Division 2—Records

  49. 35 Strata corporation records [§56.42]

  50. 36 Access to records [§56.43]

  51. 37 Strata manager to return records [§56.44]

  52. Division 3—Contracts

  53. 38 Capacity to enter contracts and join organizations [§56.45]

  54. 39 Cancellation of strata management contracts [§56.46]

  55. Division 4—Annual General Meetings and Special General Meetings

  56. 40 Annual general meeting [§56.47]

  57. 41 Waiver of annual general meeting [§56.48]

  58. 42 Special general meeting called by strata corporation [§56.49]

  59. 43 Special general meeting called by voters [§56.50]

  60. 44 Waiver of special general meeting [§56.51]

  61. 45 Notice requirements for annual or special general meeting [§56.52]

  62. 46 Agenda and resolutions at an annual or special general meeting [§56.53]

  63. 47 Failure to give proper notice of meeting [§56.54]

  64. 48 Quorum for annual or special general meeting [§56.55]

  65. 49 Electronic attendance at meetings [§56.56]

  66. 50 Voting at annual or special general meetings [§56.57]

  67. 51 Reconsideration of resolution passed by 3/4 vote [§56.58]

  68. 52 Unanimous votes [§56.59]

  69. Division 5—Voting

  70. 53 Number of votes per strata lot [§56.60]

  71. 54 Voters [§56.61]

  72. 55 Special voters [§56.62]

  73. 56 Proxies [§56.63]

  74. 57 Shared vote [§56.64]

  75. 58 Court appointed voter [§56.65]

  76. Division 6—Information Certificate

  77. 59 Information Certificate [§56.66]

  78. Division 7—Giving Notice and Providing Information

  79. 60 Notice to mortgagee [§56.67]

  80. 61 Notice given by strata corporation [§56.68]

  81. 62 Address of strata corporation [§56.69]

  82. 63 Notice given to strata corporation [§56.70]

  83. 64 Legal service on strata corporation [§56.71]

  84. 65 Informing resident owners and tenants [§56.72]

  85. Part 5—Property

  86. Overview of Part 5 [§56.73]

  87. Division 1—General Property Matters

  88. 66 Ownership of property [§56.74]

  89. 67 Assessment and taxation [§56.75]

  90. 68 Strata lot boundaries [§56.76]

  91. 69 Implied easements [§56.77]

  92. 70 Changes to strata lot [§56.78]

  93. 71 Change in use of common property [§56.79]

  94. 72 Repair of property [§56.80]

  95. Division 2—Limited Common Property and Exclusive Use of Common Property

  96. 73 Designation of limited common property [§56.81]

  97. 74 Designation of limited common property by 3/4 vote [§56.82]

  98. 75 Removal of designation of limited common property [§56.83]

  99. 76 Short term exclusive use [§56.84]

  100. 77 Access to common property by strata corporation [§56.85]

  101. Division 3—Property Acquisition and Disposal

  102. 78 Acquisition of land by strata corporation [§56.86]

  103. 79 Disposal of land held in strata corporation’s name [§56.87]

  104. 80 Disposal of common property [§56.88]

  105. 81 Strata corporation must not mortgage common property [§56.89]

  106. 82 Acquisition and disposal of personal property by strata corporation [§56.90]

  107. Division 4—Work Orders

  108. 83 Work order against strata corporation property [§56.91]

  109. 84 Work order against strata lot [§56.92]

  110. 85 Owner’s failure to comply with work order [§56.93]

  111. Division 5—Builders Liens and Other Charges

  112. 86 Builders Lien Act applies [§56.94]

  113. 87 Builders liens against strata lots in phased strata plans [§56.95]

  114. 88 Builders lien after purchase from owner developer [§56.96]

  115. 89 Removal of claim of lien after purchase from owner developer [§56.97]

  116. 90 Removal of liens and other charges [§56.98]

  117. Part 6—Finances

  118. Overview of Part 6 [§56.99]

  119. Division 1—Operating Fund and Contingency Reserve Fund

  120. 91 Strata corporation responsible for common expenses [§56.100]

  121. 92 Operating fund and contingency reserve fund [§56.101]

  122. 93 Minimum and maximum contributions to contingency reserve fund [§56.102]

  123. 94 Depreciation report [§56.103]

  124. 95 Management of contingency reserve fund [§56.104]

  125. 96 Expenditures from contingency reserve fund [§56.105]

  126. 97 Expenditures from operating fund [§56.106]

  127. 98 Unapproved expenditures [§56.107]

  128. Division 2—Contribution to Expenses

  129. 99 Calculating strata fees [§56.108]

  130. 100 Change to basis for calculation of contribution [§56.109]

  131. 101 No return of contributions on sale of strata lot [§56.110]

  132. Division 3—Budgets

  133. 102 Change of fiscal year end [§56.111]

  134. 103 Budget requirements [§56.112]

  135. 104 Failure to approve budget [§56.113]

  136. 105 Budget surpluses and deficits [§56.114]

  137. 106 Informing owners of strata fees [§56.115]

  138. 107 Payment of strata fees [§56.116]

  139. Division 4—Special Levies and User Fees

  140. 108 Special levy [§56.117]

  141. 109 Payment of special levy when strata lot sold [§56.118]

  142. 110 User fees [§56.119]

  143. Division 5—Borrowing Powers of Strata Corporation

  144. 111 Strata corporation may borrow [§56.120]

  145. Division 6—Money Owing to Strata Corporation

  146. 112 Notice to owner or tenant of money owing to strata corporation [§56.121]

  147. 113 Notice to mortgagee [§56.122]

  148. 114 Disputed debt [§56.123]

  149. 115 Certificate of Payment [§56.124]

  150. 116 Certificate of Lien [§56.125]

  151. 117 Forced sale of owner’s strata lot to collect money owing [§56.126]

  152. 118 Costs added to amount owing [§56.127]

  153. Part 7—Bylaws and Rules

  154. Overview of Part 7 [§56.128]

  155. Division 1—General

  156. 119 Nature of bylaws [§56.129]

  157. 120 Standard Bylaws [§56.130]

  158. 121 Unenforceable bylaws [§56.131]

  159. 122 Bylaws relating to sale of strata lot [§56.132]

  160. 123 Limits to pet and age bylaws [§56.133]

  161. 124 Voluntary dispute resolution bylaw [§56.134]

  162. 125 Rules [§56.135]

  163. Division 2—Amending the Bylaws

  164. 126 Amendment of bylaws [§56.136]

  165. 127 Amendment of bylaws before first annual general meeting [§56.137]

  166. 128 Bylaw amendment procedures [§56.138]

  167. Division 3—Enforcing the Bylaws and Rules

  168. 129 Enforcement options [§56.139]

  169. 130 Fines [§56.140]

  170. 131 Landlord’s and owner’s responsibility for fines and costs incurred by tenant [§56.141]

  171. 132 Maximum fines [§56.142]

  172. 133 Strata corporation may remedy a contravention [§56.143]

  173. 134 Denial of access to recreational facility [§56.144]

  174. 135 Complaint, right to answer and notice of decision [§56.145]

  175. 136 Complaint against council member [§56.146]

  176. 137 Eviction by landlord [§56.147]

  177. 138 Eviction by strata corporation [§56.148]

  178. Part 8—Rentals

  179. Overview of Part 8 [§56.149]

  180. 139 Rental disclosure by owner developer [§56.150]

  181. 140 Contravention of disclosure requirements [§56.151]

  182. 141 Restriction of rentals by strata corporation [§56.152]

  183. 142 Limits to rental restriction bylaws [§56.153]

  184. 143 Rental restriction bylaw does not immediately apply to some strata lots [§56.154]

  185. 144 Exemption from rental restriction bylaw [§56.155]

  186. 145 Rental agreement in contravention of rental restriction bylaw [§56.156]

  187. 146 Landlord to give bylaws, rules and Notice of Tenant’s Responsibilities to tenant [§56.157]

  188. 147 Assignment of powers and duties to tenant [§56.158]

  189. 148 Long term lease [§56.159]

  190. Part 9—Insurance

  191. Overview of Part 9 [§56.160]

  192. 149 Property insurance required for strata corporation [§56.161]

  193. 150 Liability insurance required for strata corporation [§56.162]

  194. 151 Errors and omissions insurance [§56.163]

  195. 152 Optional strata corporation insurance [§56.164]

  196. 153 Insurable interest [§56.165]

  197. 154 Review and report on insurance [§56.166]

  198. 155 Named insureds [§56.167]

  199. 156 Payment of insurance proceeds [§56.168]

  200. 157 Application of insurance money [§56.169]

  201. 158 Insurance deductible [§56.170]

  202. 159 Decision not to repair or replace [§56.171]

  203. 160 Court orders [§56.172]

  204. 161 Owner’s insurance [§56.173]

  205. 162 Contribution [§56.174]

  206. Part 10—Legal Proceedings and Dispute Resolution

  207. Overview of Part 10 [§56.175]

  208. Division 1—Suits Against the Strata Corporation

  209. 163 Strata corporation may be sued [§56.176]

  210. 164 Preventing or remedying unfair acts [§56.177]

  211. 165 Other court remedies [§56.178]

  212. 166 Owner’s liability for judgment against strata corporation [§56.179]

  213. 167 Defending suits [§56.180]

  214. 168 Strata corporation may join owner [§56.181]

  215. 169 Limit on owner’s responsibility for costs [§56.182]

  216. Division 2—Suits by the Strata Corporation

  217. 170 Suits against owners [§56.183]

  218. 171 Strata corporation may sue as representative of all owners [§56.184]

  219. 172 Strata corporation may sue on behalf of some owners [§56.185]

  220. 173 Other court remedies [§56.186]

  221. Division 2.1—Validity of Suits and Arbitrations

  222. 173.1 Validity of suits and arbitrations undertaken by strata corporation [§56.187]

  223. Division 3—Administrator of Strata Corporation

  224. 174 Appointment of administrator [§56.188]

  225. Division 4—Arbitration

  226. 175 Application of this Division [§56.189]

  227. 176 Suit requirements and procedures apply [§56.190]

  228. 177 Disputes that can be arbitrated [§56.191]

  229. 178 Effect of court proceedings on arbitration [§56.192]

  230. 178.1 Effect of tribunal proceeding on arbitration [§56.193]

  231. 179 Beginning arbitration [§56.194]

  232. 180 Consolidation of disputes [§56.195]

  233. 181 Mediation [§56.196]

  234. 182 Notice of arbitration [§56.197]

  235. 183 Arbitration procedures [§56.198]

  236. 184 Examination and evidence [§56.199]

  237. 185 Arbitrator’s decision [§56.200]

  238. 186 Costs [§56.201]

  239. 187 Decision final [§56.202]

  240. 188 Appeal to court [§56.203]

  241. 189 Enforcement of decision [§56.204]

  242. Division 5—Civil Resolution Tribunal

  243. 189.1 Strata corporations, owners and tenants initiating tribunal proceeding [§56.205]

  244. 189.4 Suit requirements and procedures apply [§56.206]

  245. 189.6 [Repealed] [§56.207]

  246. Part 11—Sections

  247. Overview of Part 11 [§56.208]

  248. 190 Act applies to strata corporation with sections [§56.209]

  249. 191 Sections allowed [§56.210]

  250. 192 Creation of sections by owner developer [§56.211]

  251. 193 Creation or cancellation of sections by strata corporation [§56.212]

  252. 194 Powers and duties of section [§56.213]

  253. 195 Expenses of section [§56.214]

  254. 196 Administration of section [§56.215]

  255. 197 Bylaws and rules for section [§56.216]

  256. 198 Judgments against strata corporation relating to section [§56.217]

  257. Part 12—Leasehold Strata Plans

  258. Overview of Part 12 [§56.218]

  259. 199 Definitions [§56.219]

  260. 200 Act applies to leasehold strata plans [§56.220]

  261. 201 Deposit of leasehold strata plan [§56.221]

  262. 202 New indefeasible title [§56.222]

  263. 203 Conversion of ground lease [§56.223]

  264. 204 Signature of leasehold landlord not required [§56.224]

  265. 205 Obligations under strata lot lease [§56.225]

  266. 206 Restrictions on lease, assignment or occupancy of strata lot [§56.226]

  267. 207 Change to restrictions [§56.227]

  268. 208 Duties of strata corporation [§56.228]

  269. 209 Leasehold landlord’s remedies on leasehold tenant’s default [§56.229]

  270. 210 Renewal of strata lot lease [§56.230]

  271. 211 Renewal terms [§56.231]

  272. 212 Renewal of fewer than 2/3 of strata lot leases [§56.232]

  273. 213 Destruction of buildings [§56.233]

  274. 214 Purchase of leasehold tenant’s interest on termination [§56.234]

  275. 215 Cancellation of strata plan [§56.235]

  276. 216 Conversion to freehold strata plan [§56.236]

  277. Part 13—Phased Strata Plans

  278. Overview of Part 13 [§56.237]

  279. 217 Definition [§56.238]

  280. 218 Act applies to phased strata plan [§56.239]

  281. 219 Owner developer in phased strata plan [§56.240]

  282. 220 Transfer of owner developer’s interest [§56.241]

  283. 221 Deposit of phased strata plan in land title office [§56.242]

  284. 222 Approval of Phased Strata Plan Declaration [§56.243]

  285. 223 Security for common facilities [§56.244]

  286. 224 Approval of phase [§56.245]

  287. 225 Approving officer’s approval for common facilities [§56.246]

  288. 226 Release of security [§56.247]

  289. 227 Owner developer’s contribution to expenses [§56.248]

  290. 228 Effect of deposit of phase [§56.249]

  291. 229 Notification of deposit of subsequent phase [§56.250]

  292. 230 Annual general meeting after deposit of subsequent phase [§56.251]

  293. 231 Deemed election to proceed [§56.252]

  294. 232 Amendment of declaration to extend time for election [§56.253]

  295. 233 Other amendments to declaration [§56.254]

  296. 234 Matters that apply to amendment of declaration [§56.255]

  297. 235 Election not to proceed [§56.256]

  298. 236 Delay in proceeding [§56.257]

  299. 237 Development after election not to proceed requires approval [§56.258]

  300. 238 Building permit [§56.259]

  301. Part 14—Land Titles

  302. Overview of Part 14 [§56.260]

  303. 239 Effect of deposit of strata plan [§56.261]

  304. 240 Title requirements for deposit of strata plan [§56.262]

  305. 241 Endorsement of nonoccupancy [§56.263]

  306. 242 Approval for conversion of previously occupied buildings [§56.264]

  307. 243 Approval of bare land strata plan [§56.265]

  308. 244 Strata plan requirements [§56.266]

  309. 245 Strata plans: accompanying documents [§56.267]

  310. 246 Schedule of Unit Entitlement [§56.268]

  311. 247 Schedule of Voting Rights not approved by superintendent [§56.269]

  312. 248 Schedule of Voting Rights approved by superintendent [§56.270]

  313. 249 Registrar must deposit [§56.271]

  314. 250 General index [§56.272]

  315. 251 Common property [§56.273]

  316. 252 Common property record [§56.274]

  317. 253 Subdivision of common property [§56.275]

  318. 254 Certificate of Strata Corporation [§56.276]

  319. 255 Acquisition of land [§56.277]

  320. 256 Certificate of Payment required [§56.278]

  321. Part 15—Strata Plan Amendment and Amalgamation

  322. Overview of Part 15 [§56.279]

  323. Division 1—Strata Plan Amendment

  324. 257 Amending strata plan to designate limited common property [§56.280]

  325. 258 Parking designated by owner developer as limited common property [§56.281]

  326. 259 Amending strata plan to add to, consolidate or divide a strata lot [§56.282]

  327. 260 Exceptions to requirement for unanimous vote [§56.283]

  328. 261 Amending Schedule of Unit Entitlement [§56.284]

  329. 262 Amending strata plan to make land held by strata corporation into new strata lot [§56.285]

  330. 263 Amending strata plan to add a strata lot to common property [§56.286]

  331. 264 Calculation of unit entitlement and voting rights following amendment [§56.287]

  332. 265 Amending strata plan to make common property into land held by the strata corporation [§56.288]

  333. 266 Amending strata plan to add land held by strata corporation to the common property [§56.289]

  334. 267 Registrar’s duties on amendment [§56.290]

  335. 268 Easements following amendment [§56.291]

  336. Division 2—Amalgamation

  337. 269 Amalgamation [§56.292]

  338. 270 Registrar’s duties on amalgamation [§56.293]

  339. 271 Effect of amalgamation [§56.294]

  340. Part 16—Cancellation of Strata Plan and Winding Up of Strata Corporation

  341. Overview of Part 16 [§56.295]

  342. Division 1—Voluntary Winding Up Without Liquidator

  343. 272 Vote to cancel strata plan and become tenants in common [§56.296]

  344. 273 Conversion schedule [§56.297]

  345. 273.1 Confirmation by court of winding-up resolution [§56.298]

  346. 274 Application to registrar [§56.299]

  347. 275 Registrar’s order [§56.300]

  348. Division 2—Voluntary Winding Up With Liquidator

  349. 276 Application of the Business Corporations Act to voluntary winding up of strata corporation [§56.301]

  350. 276.1 Disposal of books and papers of strata corporation [§56.302]

  351. 277 Appointment of liquidator [§56.303]

  352. 278 Interest schedule [§56.304]

  353. 278.1 Confirmation by court of winding-up resolution [§56.305]

  354. 279 Vesting order [§56.306]

  355. 280 Filing vesting order [§56.307]

  356. 281 Effect of filing vesting order [§56.308]

  357. 282 Approval of disposition [§56.309]

  358. 283 Filing of application for dissolution [§56.310]

  359. Division 3—Court Ordered Winding Up

  360. 284 Application for court order to wind up strata corporation [§56.311]

  361. 285 Winding up [§56.312]

  362. Division 4—General

  363. 286 Application [§56.313]

  364. 287 Plan cancellation provisions of Land Title Act do not apply [§56.314]

  365. 288 Delivery of duplicate title [§56.315]

  366. 289 Priorities must be resolved [§56.316]

  367. Part 17—General

  368. Overview of Part 17 [§56.317]

  369. 290 Offences [§56.318]

  370. 291 Application of other laws [§56.319]

  371. 292 Power to make regulations [§56.320]

  372. 293 Transitional [§56.321]

  373. Schedule of Standard Bylaws

  374. Overview of Schedule of Standard Bylaws [§56.322]

  375. Division 1—Duties of Owners, Tenants, Occupants and Visitors

  376. 1 Payment of strata fees [§56.323]

  377. 2 Repair and maintenance of property by owner [§56.324]

  378. 3 Use of property [§56.325]

  379. 4 Inform strata corporation [§56.326]

  380. 5 Obtain approval before altering a strata lot [§56.327]

  381. 6 Obtain approval before altering common property [§56.328]

  382. 7 Permit entry to strata lot [§56.329]

  383. Division 2—Powers and Duties of Strata Corporation

  384. 8 Repair and maintenance of property by strata corporation [§56.330]

  385. Division 3—Council

  386. 9 Council size [§56.331]

  387. 10 Council members’ terms [§56.332]

  388. 11 Removing council member [§56.333]

  389. 12 Replacing council member [§56.334]

  390. 13 Officers [§56.335]

  391. 14 Calling council meetings [§56.336]

  392. 15 [Repealed] [§56.337]

  393. 16 Quorum of council [§56.338]

  394. 17 Council meetings [§56.339]

  395. 18 Voting at council meetings [§56.340]

  396. 19 Council to inform owners of minutes [§56.341]

  397. 20 Delegation of council’s powers and duties [§56.342]

  398. 21 Spending restrictions [§56.343]

  399. 22 Limitation on liability of council member [§56.344]

  400. Division 4—Enforcement of Bylaws and Rules

  401. 23 Maximum fine [§56.345]

  402. 24 Continuing contravention [§56.346]

  403. Division 5—Annual and Special General Meetings

  404. 25 Person to chair meeting [§56.347]

  405. 26 Participation by other than eligible voters [§56.348]

  406. 27 Voting [§56.349]

  407. 28 Order of business [§56.350]

  408. Division 6—Voluntary Dispute Resolution

  409. 29 Voluntary dispute resolution [§56.351]

  410. Division 7—Marketing Activities by Owner Developer

  411. 30 Display lot [§56.352]