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Every strata corporation in British Columbia is governed by the Strata Property Act (SPA), the regulations under it, and a set of Standard Bylaws that apply unless the corporation has filed amendments. Together they're the operating system of strata life in BC.
You don't need to read the Act to be a good council member. You do need to know which problems live in which sections so you can find the answer (or instruct a lawyer to). Here's the working map.
What a strata corporation is (Sections 1–9)
A strata corporation is created when a building or development is registered as a strata plan at the Land Title Office. The Act describes:
- Each strata lot (the unit you own outright)
- Common property (everything else: lobby, hallways, roof, parking, exterior)
- Limited common property (areas designated for the use of specific units, like balconies and storage lockers)
- Unit entitlement (your unit's share of the corporation, used to allocate fees and votes)
If you ever wonder whether something is "the strata's problem" or "your problem," the answer almost always lives in the strata plan and these definitions.
The corporation, council, and meetings (Sections 23–55)
This is the longest part you'll engage with. It covers the council's general authority to act on behalf of the corporation, the standard of care for council members, conflict-of-interest disclosure obligations, notice and quorum and voting rules for general meetings, and the special-resolution thresholds (three-quarter vote, unanimous vote).
The single most important rule: nothing the council decides is binding unless it's recorded in the minutes.
Money: budgets, the contingency reserve fund, depreciation reports
Strata fees are set by the budget approved at the AGM. The contingency reserve fund (CRF) is the corporation's savings account: minimum contribution of 10% of the operating budget if the CRF is below 25% of operating, no minimum after that. Special levies require a three-quarter vote. Depreciation reports are now mandatory on a five-year cycle for stratas with five or more lots (effective July 2024).
For more on the depreciation report rules, see our depreciation report compliance guide.
Bylaws and rules
The Act's Standard Bylaws apply to every strata unless the corporation has filed amendments. Most have. Bylaws are amended by three-quarter vote, then filed at Land Title Office within 60 days. Rules are made by council under bylaw authority and don't require a vote.
For the full process, see our bylaw amendment guide.
Maintenance and repairs
The corporation is responsible for repairing and maintaining common property and limited common property. Owners are responsible for their own strata lots. The split sounds simple but is the source of most owner-vs-strata disputes.
Sales and disclosure
When a unit is being sold, the seller must provide an Information Certificate (Form B) and Certificate of Payment (Form F). The Act requires these to be produced within a week of request, with a regulated maximum fee.
Disputes and the Civil Resolution Tribunal
Most strata disputes in BC are now resolved at the Civil Resolution Tribunal, an online tribunal that handles strata matters with no monetary cap. Common claims: improper bylaw enforcement, cost-allocation disputes for repairs, procedural failures at meetings, unfair treatment of an owner.
For more on dispute resolution, see our CRT process guide.
What's not in the Act
Several things councils ask about aren't governed by the SPA: owner-developer obligations beyond the disclosure statement (REDMA), tenancies inside strata lots (Residential Tenancy Act), strata management licensing (BCFSA / RESA), and Building Code compliance (provincial / municipal Building Code).