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In This Volume

  1. Part 1—Definitions and Interpretation

  2. Overview of Part 1 [§57.3]

  3. 1 Definitions and interpretation [§57.4]

  4. Part 2—The Strata Corporation

  5. Overview of Part 2 [§57.5]

  6. 2 Establishment of strata corporation [§57.6]

  7. 3 Responsibilities of strata corporation [§57.7]

  8. 4 Strata corporation functions through council [§57.8]

  9. Part 3—The Owner Developer

  10. Overview of Part 3 [§57.9]

  11. Division 1—General

  12. 5 Owner developer’s control of strata corporation [§57.10]

  13. 6 Owner developer’s standard of care [§57.11]

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

  15. 7 Owner developer to pay expenses [§57.12]

  16. 8 Passing resolutions before first conveyance [§57.13]

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

  18. 9 Owner developer may be restricted [§57.14]

  19. 10 Restriction on contracting powers [§57.15]

  20. 11 Passing resolutions after first conveyance [§57.16]

  21. 12 Owner developer to establish contingency reserve fund [§57.17]

  22. 13 Interim budget following first conveyance [§57.18]

  23. 14 Payments during period of interim budget [§57.19]

  24. 15 Minimum period of insurance coverage [§57.20]

  25. 16 First annual general meeting to be held by owner developer [§57.21]

  26. 17 Owners may hold first annual general meeting [§57.22]

  27. 18 Money owed by owner developer [§57.23]

  28. 19 Chair of first annual general meeting [§57.24]

  29. 20 Business at first annual general meeting [§57.25]

  30. 21 First annual budget requirements [§57.26]

  31. 22 Transfer to council [§57.27]

  32. 23 Access to owner developer’s financial records [§57.28]

  33. 24 Strata management contracts [§57.29]

  34. Part 4—Strata Corporation Governance

  35. Overview of Part 4 [§57.30]

  36. Division 1—The Council

  37. 25 Election of council [§57.31]

  38. 26 Council exercises powers and performs duties of strata corporation [§57.32]

  39. 27 Control of council [§57.33]

  40. 28 Eligibility for council [§57.34]

  41. 29 Membership on council [§57.35]

  42. 30 Contracts not invalidated [§57.36]

  43. 31 Council member’s standard of care [§57.37]

  44. 32 Disclosure of conflict of interest [§57.38]

  45. 33 Accountability [§57.39]

  46. 34 Approval of council member remuneration [§57.40]

  47. 34.1 Request for council hearing [§57.41]

  48. Division 2—Records

  49. 35 Strata corporation records [§57.42]

  50. 36 Access to records [§57.43]

  51. 37 Strata manager to return records [§57.44]

  52. Division 3—Contracts

  53. 38 Capacity to enter contracts and join organizations [§57.45]

  54. 39 Cancellation of strata management contracts [§57.46]

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

  56. 40 Annual general meeting [§57.47]

  57. 41 Waiver of annual general meeting [§57.48]

  58. 42 Special general meeting called by strata corporation [§57.49]

  59. 43 Special general meeting called by voters [§57.50]

  60. 44 Waiver of special general meeting [§57.51]

  61. 45 Notice requirements for annual or special general meeting [§57.52]

  62. 46 Agenda and resolutions at an annual or special general meeting [§57.53]

  63. 47 Failure to give proper notice of meeting [§57.54]

  64. 48 Quorum for annual or special general meeting [§57.55]

  65. 49 Electronic attendance at annual and special general meetings [§57.56]

  66. 50 Voting at annual or special general meetings [§57.57]

  67. 51 Reconsideration of resolution passed by 3/4 vote [§57.58]

  68. 52 Unanimous votes [§57.59]

  69. Division 5—Voting

  70. 53 Number of votes per strata lot [§57.60]

  71. 54 Voters [§57.61]

  72. 55 Special voters [§57.62]

  73. 56 Proxies [§57.63]

  74. 57 Shared vote [§57.64]

  75. 58 Court appointed voter [§57.65]

  76. Division 6—Information Certificate

  77. 59 Information Certificate [§57.66]

  78. Division 7—Giving Notice and Providing Information

  79. 60 Notice to mortgagee [§57.67]

  80. 61 Notice given by strata corporation [§57.68]

  81. 62 Address of strata corporation [§57.69]

  82. 63 Notice given to strata corporation [§57.70]

  83. 64 Legal service on strata corporation [§57.71]

  84. 65 Informing resident owners and tenants [§57.72]

  85. Part 5—Property

  86. Overview of Part 5 [§57.73]

  87. Division 1—General Property Matters

  88. 66 Ownership of property [§57.74]

  89. 67 Assessment and taxation [§57.75]

  90. 68 Strata lot boundaries [§57.76]

  91. 69 Implied easements [§57.77]

  92. 70 Changes to strata lot [§57.78]

  93. 71 Change in use of common property [§57.79]

  94. 72 Repair of property [§57.80]

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

  96. 73 Designation of limited common property [§57.81]

  97. 74 Designation of limited common property by 3/4 vote [§57.82]

  98. 75 Removal of designation of limited common property [§57.83]

  99. 76 Short term exclusive use [§57.84]

  100. 77 Access to common property by strata corporation [§57.85]

  101. Division 3—Property Acquisition and Disposal

  102. 78 Acquisition of land by strata corporation [§57.86]

  103. 79 Disposal of land held in strata corporation’s name [§57.87]

  104. 80 Disposal of common property [§57.88]

  105. 81 Strata corporation must not mortgage common property [§57.89]

  106. 82 Acquisition and disposal of personal property by strata corporation [§57.90]

  107. Division 4—Work Orders

  108. 83 Work order against strata corporation property [§57.91]

  109. 84 Work order against strata lot [§57.92]

  110. 85 Owner’s failure to comply with work order [§57.93]

  111. Division 5—Builders Liens and Other Charges

  112. 86 Builders Lien Act applies [§57.94]

  113. 87 Builders liens against strata lots in phased strata plans [§57.95]

  114. 88 Builders lien after purchase from owner developer [§57.96]

  115. 89 Removal of claim of lien after purchase from owner developer [§57.97]

  116. 90 Removal of liens and other charges [§57.98]

  117. Part 6—Finances

  118. Overview of Part 6 [§57.99]

  119. Division 1—Operating Fund and Contingency Reserve Fund

  120. 91 Strata corporation responsible for common expenses [§57.100]

  121. 92 Operating fund and contingency reserve fund [§57.101]

  122. 93 Minimum and maximum contributions to contingency reserve fund [§57.102]

  123. 94 Depreciation report [§57.103]

  124. 95 Management of contingency reserve fund [§57.104]

  125. 96 Expenditures from contingency reserve fund [§57.105]

  126. 97 Expenditures from operating fund [§57.106]

  127. 98 Unapproved expenditures [§57.107]

  128. Division 2—Contribution to Expenses

  129. 99 Calculating strata fees [§57.108]

  130. 100 Change to basis for calculation of contribution [§57.109]

  131. 101 No return of contributions on sale of strata lot [§57.110]

  132. Division 3—Budgets

  133. 102 Change of fiscal year end [§57.111]

  134. 103 Budget requirements [§57.112]

  135. 104 Failure to approve budget [§57.113]

  136. 105 Budget surpluses and deficits [§57.114]

  137. 106 Informing owners of strata fees [§57.115]

  138. 107 Payment of strata fees [§57.116]

  139. Division 4—Special Levies and User Fees

  140. 108 Special levy [§57.117]

  141. 109 Payment of special levy when strata lot sold [§57.118]

  142. 110 User fees [§57.119]

  143. Division 5—Borrowing Powers of Strata Corporation

  144. 111 Strata corporation may borrow [§57.120]

  145. Division 6—Money Owing to Strata Corporation

  146. 112 Notice to owner or tenant of money owing to strata corporation [§57.121]

  147. 113 Notice to mortgagee [§57.122]

  148. 114 Disputed debt [§57.123]

  149. 115 Certificate of Payment [§57.124]

  150. 116 Certificate of Lien [§57.125]

  151. 117 Forced sale of owner’s strata lot to collect money owing [§57.126]

  152. 118 Costs added to amount owing [§57.127]

  153. Part 7—Bylaws and Rules

  154. Overview of Part 7 [§57.128]

  155. Division 1—General

  156. 119 Nature of bylaws [§57.129]

  157. 120 Standard Bylaws [§57.130]

  158. 121 Unenforceable bylaws [§57.131]

  159. 122 Bylaws relating to sale of strata lot [§57.132]

  160. 123 Limits to pet bylaws [§57.133]

  161. 123.1 Age restriction bylaws [§57.134]

  162. 123.2 Limits to age restriction bylaws [§57.135]

  163. 124 Voluntary dispute resolution bylaw [§57.136]

  164. 125 Rules [§57.137]

  165. Division 2—Amending the Bylaws

  166. 126 Amendment of bylaws [§57.138]

  167. 127 Amendment of bylaws before second annual general meeting [§57.139]

  168. 128 Bylaw amendment procedures [§57.140]

  169. Division 3—Enforcing the Bylaws and Rules

  170. 129 Enforcement options [§57.141]

  171. 130 Fines [§57.142]

  172. 131 Landlord’s and owner’s responsibility for fines and costs incurred by tenant [§57.143]

  173. 132 Maximum fines [§57.144]

  174. 133 Strata corporation may remedy a contravention [§57.145]

  175. 134 Denial of access to recreational facility [§57.146]

  176. 135 Complaint, right to answer and notice of decision [§57.147]

  177. 136 Complaint against council member [§57.148]

  178. 137 Eviction by landlord [§57.149]

  179. 138 Eviction by strata corporation [§57.150]

  180. Part 8—Rentals

  181. Overview of Part 8 [§57.151]

  182. 139 Repealed [§57.152]

  183. 140 Repealed [§57.153]

  184. 141 No restriction of rentals by strata corporation [§57.154]

  185. 142 Repealed [§57.155]

  186. 143 Repealed [§57.156]

  187. 144 Repealed [§57.157]

  188. 145 Repealed [§57.158]

  189. 146 Landlord to give bylaws, rules and Notice of Tenant’s Responsibilities to tenant [§57.159]

  190. 147 Assignment of powers and duties to tenant [§57.160]

  191. 148 Long term lease [§57.161]

  192. Part 9—Insurance

  193. Overview of Part 9 [§57.162]

  194. 149 Property insurance required for strata corporation [§57.163]

  195. 150 Liability insurance required for strata corporation [§57.164]

  196. 151 Errors and omissions insurance [§57.165]

  197. 152 Optional strata corporation insurance [§57.166]

  198. 153 Insurable interest [§57.167]

  199. 154 Review and report on insurance [§57.168]

  200. 155 Named insureds [§57.169]

  201. 156 Payment of insurance proceeds [§57.170]

  202. 157 Application of insurance money [§57.171]

  203. 158 Insurance deductible [§57.172]

  204. 159 Decision not to repair or replace [§57.173]

  205. 160 Court orders [§57.174]

  206. 161 Owner’s insurance [§57.175]

  207. 162 Contribution [§57.176]

  208. Part 10—Legal Proceedings and Dispute Resolution

  209. Overview of Part 10 [§57.177]

  210. Division 1—Suits Against the Strata Corporation

  211. 163 Strata corporation may be sued [§57.178]

  212. 164 Preventing or remedying unfair acts [§57.179]

  213. 165 Other court remedies [§57.180]

  214. 166 Owner’s liability for judgment against strata corporation [§57.181]

  215. 167 Defending suits [§57.182]

  216. 168 Strata corporation may join owner [§57.183]

  217. 169 Limit on owner’s responsibility for costs [§57.184]

  218. Division 2—Suits by the Strata Corporation

  219. 170 Suits against owners [§57.185]

  220. 171 Strata corporation may sue as representative of all owners [§57.186]

  221. 172 Strata corporation may sue on behalf of some owners [§57.187]

  222. 173 Other court remedies [§57.188]

  223. Division 2.1—Validity of Suits and Arbitrations

  224. 173.1 Validity of suits and arbitrations undertaken by strata corporation [§57.189]

  225. Division 3—Administrator of Strata Corporation

  226. 174 Appointment of administrator [§57.190]

  227. Division 4—Arbitration

  228. 175 Application of this Division [§57.191]

  229. 176 Suit requirements and procedures apply [§57.192]

  230. 177 Disputes that can be arbitrated [§57.193]

  231. 178 Effect of court proceedings on arbitration [§57.194]

  232. 178.1 Effect of tribunal proceeding on arbitration [§57.195]

  233. 179 Beginning arbitration [§57.196]

  234. 180 Consolidation of disputes [§57.197]

  235. 181 Mediation [§57.198]

  236. 182 Notice of arbitration [§57.199]

  237. 183 Arbitration procedures [§57.200]

  238. 184 Examination and evidence [§57.201]

  239. 185 Arbitrator’s decision [§57.202]

  240. 186 Costs [§57.203]

  241. 187 Decision final [§57.204]

  242. 188 Appeal to court [§57.205]

  243. 189 Enforcement of decision [§57.206]

  244. Division 5—Civil Resolution Tribunal

  245. 189.1 Strata corporations, owners and tenants initiating tribunal proceeding [§57.207]

  246. 189.4 Suit requirements and procedures apply [§57.208]

  247. 189.6 [Repealed] [§57.209]

  248. Part 11—Sections

  249. Overview of Part 11 [§57.210]

  250. 190 Act applies to strata corporation with sections [§57.211]

  251. 191 Sections allowed [§57.212]

  252. 192 Creation of sections by owner developer [§57.213]

  253. 193 Creation or cancellation of sections by strata corporation [§57.214]

  254. 194 Powers and duties of section [§57.215]

  255. 195 Expenses of section [§57.216]

  256. 196 Administration of section [§57.217]

  257. 197 Bylaws and rules for section [§57.218]

  258. 198 Judgments against strata corporation relating to section [§57.219]

  259. Part 12—Leasehold Strata Plans

  260. Overview of Part 12 [§57.220]

  261. 199 Definitions [§57.221]

  262. 200 Act applies to leasehold strata plans [§57.222]

  263. 201 Deposit of leasehold strata plan [§57.223]

  264. 202 New indefeasible title [§57.224]

  265. 203 Conversion of ground lease [§57.225]

  266. 204 Signature of leasehold landlord not required [§57.226]

  267. 205 Obligations under strata lot lease [§57.227]

  268. 206 Restrictions on lease, assignment or occupancy of strata lot [§57.228]

  269. 207 Change to restrictions [§57.229]

  270. 208 Duties of strata corporation [§57.230]

  271. 209 Leasehold landlord’s remedies on leasehold tenant’s default [§57.231]

  272. 210 Renewal of strata lot lease [§57.232]

  273. 211 Renewal terms [§57.233]

  274. 212 Renewal of fewer than 2/3 of strata lot leases [§57.234]

  275. 213 Destruction of buildings [§57.235]

  276. 214 Purchase of leasehold tenant’s interest on termination [§57.236]

  277. 215 Cancellation of strata plan [§57.237]

  278. 216 Conversion to freehold strata plan [§57.238]

  279. Part 13—Phased Strata Plans

  280. Overview of Part 13 [§57.239]

  281. 217 Definition [§57.240]

  282. 218 Act applies to phased strata plan [§57.241]

  283. 219 Owner developer in phased strata plan [§57.242]

  284. 220 Transfer of owner developer’s interest [§57.243]

  285. 221 Deposit of phased strata plan in land title office [§57.244]

  286. 222 Approval of Phased Strata Plan Declaration [§57.245]

  287. 223 Security for common facilities [§57.246]

  288. 224 Approval of phase [§57.247]

  289. 225 Approving officer’s approval for common facilities [§57.248]

  290. 226 Release of security [§57.249]

  291. 227 Owner developer’s contribution to expenses [§57.250]

  292. 228 Effect of deposit of phase [§57.251]

  293. 229 Notification of deposit of subsequent phase [§57.252]

  294. 230 Annual general meeting after deposit of subsequent phase [§57.253]

  295. 231 Deemed election to proceed [§57.254]

  296. 232 Amendment of declaration to extend time for election [§57.255]

  297. 233 Other amendments to declaration [§57.256]

  298. 234 Matters that apply to amendment of declaration [§57.257]

  299. 235 Election not to proceed [§57.258]

  300. 236 Delay in proceeding [§57.259]

  301. 237 Development after election not to proceed requires approval [§57.260]

  302. 238 Building permit [§57.261]

  303. Part 14—Land Titles

  304. Overview of Part 14 [§57.262]

  305. 239 Effect of deposit of strata plan [§57.263]

  306. 240 Title requirements for deposit of strata plan [§57.264]

  307. 241 Endorsement of nonoccupancy [§57.265]

  308. 242 Approval for conversion of previously occupied buildings [§57.266]

  309. 243 Approval of bare land strata plan [§57.267]

  310. 244 Strata plan requirements [§57.268]

  311. 245 Strata plans: accompanying documents [§57.269]

  312. 246 Schedule of Unit Entitlement [§57.270]

  313. 247 Schedule of Voting Rights not approved by superintendent [§57.271]

  314. 248 Schedule of Voting Rights approved by superintendent [§57.272]

  315. 249 Registrar must deposit [§57.273]

  316. 250 General index [§57.274]

  317. 251 Common property [§57.275]

  318. 252 Common property record [§57.276]

  319. 253 Subdivision of common property [§57.277]

  320. 254 Certificate of Strata Corporation [§57.278]

  321. 255 Acquisition of land [§57.279]

  322. 256 Certificate of Payment required [§57.280]

  323. Part 15—Strata Plan Amendment and Amalgamation

  324. Overview of Part 15 [§57.281]

  325. Division 1—Strata Plan Amendment

  326. 257 Amending strata plan to designate limited common property [§57.282]

  327. 258 Parking designated by owner developer as limited common property [§57.283]

  328. 259 Amending strata plan to add to, consolidate or divide a strata lot [§57.284]

  329. 260 Exceptions to requirement for unanimous vote [§57.285]

  330. 261 Amending Schedule of Unit Entitlement [§57.286]

  331. 262 Amending strata plan to make land held by strata corporation into new strata lot [§57.287]

  332. 263 Amending strata plan to add a strata lot to common property [§57.288]

  333. 264 Calculation of unit entitlement and voting rights following amendment [§57.289]

  334. 265 Amending strata plan to make common property into land held by the strata corporation [§57.290]

  335. 266 Amending strata plan to add land held by strata corporation to the common property [§57.291]

  336. 267 Registrar’s duties on amendment [§57.292]

  337. 268 Easements following amendment [§57.293]

  338. Division 2—Amalgamation

  339. 269 Amalgamation [§57.294]

  340. 270 Registrar’s duties on amalgamation [§57.295]

  341. 271 Effect of amalgamation [§57.296]

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

  343. Overview of Part 16 [§57.297]

  344. Division 1—Voluntary Winding Up Without Liquidator

  345. 272 Vote to cancel strata plan and become tenants in common [§57.298]

  346. 273 Conversion schedule [§57.299]

  347. 273.1 Confirmation by court of winding-up resolution [§57.300]

  348. 274 Application to registrar [§57.301]

  349. 275 Registrar’s order [§57.302]

  350. Division 2—Voluntary Winding Up With Liquidator

  351. 276 Application of the Business Corporations Act to voluntary winding up of strata corporation [§57.303]

  352. 276.1 Disposal of books and papers of strata corporation [§57.304]

  353. 277 Appointment of liquidator [§57.305]

  354. 278 Interest schedule [§57.306]

  355. 278.1 Confirmation by court of winding-up resolution [§57.307]

  356. 279 Vesting order [§57.308]

  357. 280 Filing vesting order [§57.309]

  358. 281 Effect of filing vesting order [§57.310]

  359. 282 Approval of disposition [§57.311]

  360. 283 Filing of application for dissolution [§57.312]

  361. Division 3—Court Ordered Winding Up

  362. 284 Application for court order to wind up strata corporation [§57.313]

  363. 285 Winding up [§57.314]

  364. Division 4—General

  365. 286 Application [§57.315]

  366. 287 Plan cancellation provisions of Land Title Act do not apply [§57.316]

  367. 288 Delivery of duplicate title [§57.317]

  368. 289 Priorities must be resolved [§57.318]

  369. Part 17—General

  370. Overview of Part 17 [§57.319]

  371. 290 Offences [§57.320]

  372. 291 Application of other laws [§57.321]

  373. 291.1 Personal liability protection [§57.322]

  374. 292 Power to make regulations [§57.323]

  375. 293 Transitional [§57.324]

  376. Schedule of Standard Bylaws

  377. Overview of Schedule of Standard Bylaws [§57.325]

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

  379. 1 Payment of strata fees [§57.326]

  380. 2 Repair and maintenance of property by owner [§57.327]

  381. 3 Use of property [§57.328]

  382. 4 Inform strata corporation [§57.329]

  383. 5 Obtain approval before altering a strata lot [§57.330]

  384. 6 Obtain approval before altering common property [§57.331]

  385. 7 Permit entry to strata lot [§57.332]

  386. Division 2—Powers and Duties of Strata Corporation

  387. 8 Repair and maintenance of property by strata corporation [§57.333]

  388. Division 3—Council

  389. 9 Council size [§57.334]

  390. 10 Council members’ terms [§57.335]

  391. 11 Removing council member [§57.336]

  392. 12 Replacing council member [§57.337]

  393. 13 Officers [§57.338]

  394. 14 Calling council meetings [§57.339]

  395. 15 [Repealed] [§57.340]

  396. 16 Quorum of council [§57.341]

  397. 17 Council meetings [§57.342]

  398. 18 Voting at council meetings [§57.343]

  399. 19 Council to inform owners of minutes [§57.344]

  400. 20 Delegation of council’s powers and duties [§57.345]

  401. 21 Spending restrictions [§57.346]

  402. 22 Limitation on liability of council member [§57.347]

  403. Division 4—Enforcement of Bylaws and Rules

  404. 23 Maximum fine [§57.348]

  405. 24 Continuing contravention [§57.349]

  406. Division 5—Annual and Special General Meetings

  407. 25 Person to chair meeting [§57.350]

  408. 26 Participation by other than eligible voters [§57.351]

  409. 27 Voting [§57.352]

  410. 28 Order of business [§57.353]

  411. Division 6—Voluntary Dispute Resolution

  412. 29 Voluntary dispute resolution [§57.354]

  413. Division 7—Marketing Activities by Owner Developer

  414. 30 Display lot [§57.355]