First-Time Strata Owner in BC: Your Rights and Responsibilities.

Buying into a strata is two transactions in one. You bought a piece of real estate. You also bought membership in a not-for-profit corporation that owns the rest of the building, sets the rules, and decides how money is spent. This second transaction is rarely explained at the closing table.

Here's what every new BC strata owner should know before their first AGM.

How strata fees work

Each year your corporation passes an operating budget at the AGM. That total budget is divided among all owners by unit entitlement: broadly, your unit's share of the building, set when the strata was originally registered.

Your monthly fee is just your unit entitlement times the annual budget, divided by 12. If the budget goes up, your fee goes up. If a special levy is approved, you pay a one-time additional charge in the same proportion.

Fees are not optional. Non-payment leads to:

1. A reminder, then a demand letter (typically days 30 and 45)
2. A lien filed against your title (after about 60–90 days)
3. Potentially, a forced sale to recover the arrears

For typical 2026 cost ranges in Metro Vancouver, see our 2026 strata fee benchmark guide.

The bylaws bind you, even bylaws you didn't vote on

When you take title, you take it subject to the strata's bylaws and rules in force at that moment. Bylaws are amendments to the Standard Bylaws in the Strata Property Act, registered against the corporation. Rules are made by the council under specific bylaw authority and can change between meetings.

Common areas the bylaws cover:

• Pet restrictions (size limits, species limits, registration requirements)
• Rental restrictions (often now superseded by Bill 35, see our short-term rental guide)
• Smoking and cannabis policy
• Move-in/move-out fees and rules
• Alteration approval procedures
• Use of common amenities

Your bylaws and most recent rules are part of the documents you should have received before completion. If you don't have them, your strata manager can produce a current set on request.

Your right to records

The Strata Property Act gives every owner the right to inspect a long list of corporation records: minutes of council and general meetings, financial statements, bylaws and rules, contracts, insurance policies, and most correspondence relating to the corporation.

The corporation must produce records within two weeks of a written request and may charge a small per-page fee. This is one of the most powerful tools available to owners who suspect something is being mishandled.

The Annual General Meeting

The AGM happens once a year, within two months of the corporation's fiscal year-end. It is the only meeting where every owner has a guaranteed seat at the table.

What gets decided at the AGM:

• The annual operating budget (and therefore your strata fee)
• Election of council for the coming year
• Any proposed bylaw amendments (require a three-quarter vote)
• Any proposed special levies
• Any other resolutions submitted in advance

If you can't attend, you can vote by proxy. The notice package will include a proxy form. Don't hand a blank proxy to the council without thinking about it. You're giving away your vote.

Reading your financial statements

The annual financial statements arrive with the AGM notice. You don't need an accounting background to read them, but here's what to look at first:

• Operating result vs. budget: significant variances should be explained.
• Contingency reserve fund balance: the savings account for major repairs. Should be growing in line with the corporation's depreciation report recommendations.
• Accounts receivable / arrears: if other owners aren't paying, you're effectively subsidising them.
• Insurance line: this is often the largest single expense; year-over-year change is informative.

For a deeper read, see our guide to strata financial statements.

Special levies vs. fee increases

When a corporation needs more money than the budget provides (a roof replacement, an unexpected major repair) council will propose either a fee increase or a special levy.

A fee increase goes through the next budget vote. A special levy is a one-time additional charge approved at a general meeting (typically requiring a three-quarter vote). The choice isn't arbitrary: levies are usually for specific projects with specific costs and timelines.

Common first-year mistakes

• Skipping the AGM. It's the one meeting that affects you directly. Show up or send a thoughtful proxy.
• Doing alterations without approval. Even paint colour can require council sign-off if it's on common property. Read your alteration agreement.
• Assuming "the strata" will fix everything. Limited common property (your balcony, your in-suite plumbing past the shut-off) is usually your responsibility.
• Ignoring bylaw warning letters. The corporation's record of warning + opportunity to be heard is what supports a future fine. Engage early.
• Renting without checking restrictions. Despite recent changes, some bylaws still restrict rentals; short-term rental rules are particularly active right now.

For more on participating effectively in your strata, see our community living guide or the broader strata management overview.