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A strata corporation is, at its core, a non-profit entity that owns an aging building and is responsible for paying to keep it standing. Every other activity (meetings, bylaws, governance) ultimately exists to support the building's physical and financial health. Get those two things right, and the rest of strata life gets easier.
1. Seasonal maintenance for Lower Mainland buildings
The Lower Mainland's climate (wet winters, freeze-thaw cycles, dry summers) is hard on buildings. The good news is that most major issues are predictable, which means a disciplined seasonal schedule can prevent the expensive surprises.
The four seasons in maintenance terms:
- Fall (September–November): gutters, downspouts, drains, roof inspection, weatherstripping, exterior caulking, irrigation shut-off, boiler service
- Winter (December–February): freeze protection on exposed pipes, ice and snow plans, pumps and sumps, fire system testing
- Spring (March–May): envelope inspection, HVAC service, garage drainage, dryer vent cleaning, exterior painting
- Summer (June–August): window cleaning, roof anchor inspections, asphalt and parkade sealing, landscaping major work, AGM preparation
Read the full seasonal maintenance guide →
2. Reading your strata's financial statements
Most council members don't have an accounting background. That's fine. The financial statements aren't designed to require one, but they are designed for someone who reads them with attention.
The four documents that arrive with the AGM package: Statement of Operations (income/expense vs. budget), Statement of Financial Position (balance sheet), Statement of Cash Flows, and Notes to the Financial Statements. Look first at total revenue vs. budget, accounts receivable (arrears), CRF balance, and any line item that's moved more than 15% year-over-year.
Read the full guide to strata financial statements →
3. Reserve fund planning in BC
The contingency reserve fund (CRF) is the corporation's savings for major repairs. Under the Strata Property Act, if the CRF is below 25% of the operating budget, the corporation must contribute at least 10% of the operating budget annually until the 25% threshold is met. If the CRF is at or above 25%, there's no mandatory minimum contribution.
The minimum is just that, a minimum. For most buildings, it's not enough. The depreciation report (now mandatory on a five-year cycle since July 2024) provides the data-driven funding plan.
Read the full reserve fund planning guide →
4. Managing rising construction costs
BC construction costs have risen 40–60% since 2019 for the kinds of work strata corporations commission. The pressure is structural: tight contractor capacity, materials inflation, code upgrades, and labour costs.
What councils can do: plan farther ahead, tender early, phase strategically, use proper construction management, and update depreciation report cost assumptions if they're more than 3 years old.
Read the full construction cost guide →
5. Building safety compliance: roof anchors and beyond
BC strata corporations carry a number of safety inspection obligations. The most-overlooked: roof anchor systems require annual inspection by a qualified professional. Fire alarm and sprinkler systems have monthly, annual, and 5-year tests. Elevators need semi-annual inspections. Generators run monthly load tests.
Read the full building safety compliance guide →
6. Special levies vs. reserve fund contributions
Both are funding mechanisms; both have appropriate uses. A special levy is a one-time additional charge, approved by three-quarter vote at a general meeting, used to fund a specific project. A reserve fund draw uses money already saved in the CRF. Levies are appropriate for unanticipated projects; draws are appropriate for projects already provisioned in the corporation's capital plan.