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Strata Property Act

[SBC 1998] CHAPTER 43

Assented to July 30, 1998

Part 1 — Definitions and Interpretation
 1 Definitions and interpretation
Part 2 — The Strata Corporation
 2 Establishment of strata corporation
 3 Responsibilities of strata corporation
 4 Strata corporation functions through council
Part 3 — The Owner Developer
 Division 1 — General
 5 Owner developer's control of strata corporation
 6 Owner developer's standard of care
 Division 2 — The Owner Developer and the Strata Corporation Before Strata Lots are Conveyed
 7 Owner developer to pay expenses
 8 Passing resolutions before first conveyance
 Division 3 — The Owner Developer and the Strata Corporation After the First Conveyance
 9 Owner developer may be restricted
 10 Restriction on contracting powers
 11 Passing resolutions after first conveyance
 12 Owner developer to establish contingency reserve fund
 13 Interim budget following first conveyance
 14 Payments during period of interim budget
 15 Minimum period of insurance coverage
 16 First annual general meeting to be held by owner developer
 17 Owners may hold first annual general meeting
 18 Money owed by owner developer
 19 Chair of first annual general meeting
 20 Business at first annual general meeting
 21 First annual budget requirements
 22 Transfer to council
 23 Access to owner developer's financial records
 24 Strata management contracts
Part 4 — Strata Corporation Governance
 Division 1 — The Council
 25 Election of council
 26 Council exercises powers and performs duties of strata corporation
 27 Control of council
 28 Eligibility for council
 29 Membership on council
 30 Contracts not invalidated
 31 Council member's standard of care
 32 Disclosure of conflict of interest
 33 Accountability
 34 Approval of council member remuneration
 34.1 Request for council hearing
 Division 2 — Records
 35 Strata corporation records
 36 Access to records
 37 Strata manager to return records
 Division 3 — Contracts
 38 Capacity to enter contracts and join organizations
 39 Cancellation of strata management contracts
 Division 4 — Annual General Meetings and Special General Meetings
 40 Annual general meeting
 41 Waiver of annual general meeting
 42 Special general meeting called by strata corporation
 43 Special general meeting called by voters
 44 Waiver of special general meeting
 45 Notice requirements for annual or special general meeting
 46 Agenda and resolutions at an annual or special general meeting
 47 Failure to give proper notice of meeting
 48 Quorum for annual or special general meeting
 49 Electronic attendance at meetings
 50 Voting at annual or special general meetings
 51 Reconsideration of resolution passed by 3/4 vote
 52 Unanimous votes
 Division 5 — Voting
 53 Number of votes per strata lot
 54 Voters
 55 Special voters
 56 Proxies
 57 Shared vote
 58 Court appointed voter
 Division 6 — Information Certificate
 59 Information Certificate
 Division 7 — Giving Notice and Providing Information
 60 Notice to mortgagee
 61 Notice given by strata corporation
 62 Address of strata corporation
 63 Notice given to strata corporation
 64 Legal service on strata corporation
 65 Informing resident owners and tenants
Part 5 — Property
 Division 1 — General Property Matters
 66 Ownership of property
 67 Assessment and taxation
 68 Strata lot boundaries
 69 Implied easements
 70 Changes to strata lot
 71 Change in use of common property
 72 Repair of property
 Division 2 — Limited Common Property and Exclusive Use of Common Property
 73 Designation of limited common property
 74 Designation of limited common property by 3/4 vote
 75 Removal of designation of limited common property
 76 Short term exclusive use
 77 Access to common property by strata corporation
 Division 3 — Property Acquisition and Disposal
 78 Acquisition of land by strata corporation
 79 Disposal of land held in strata corporation's name
 80 Disposal of common property
 81 Strata corporation must not mortgage common property
 82 Acquisition and disposal of personal property by strata corporation
 Division 4 — Work Orders
 83 Work order against strata corporation property
 84 Work order against strata lot
 85 Owner's failure to comply with work order
 Division 5 — Builders Liens and Other Charges
 86 Builders Lien Act applies
 87 Builders liens against strata lots in phased strata plans
 88 Builders lien after purchase from owner developer
 89 Removal of claim of lien after purchase from owner developer
 90 Removal of liens and other charges
Part 6 — Finances
 Division 1 — Operating Fund and Contingency Reserve Fund
 91 Strata corporation responsible for common expenses
 92 Operating fund and contingency reserve fund
 93 Minimum and maximum contributions to contingency reserve fund
 94 Depreciation report
 95 Management of contingency reserve fund
 96 Expenditures from contingency reserve fund
 97 Expenditures from operating fund
 98 Unapproved expenditures
 Division 2 — Contribution to Expenses
 99 Calculating strata fees
 100 Change to basis for calculation of contribution
 101 No return of contributions on sale of strata lot
 Division 3 — Budgets
 102 Change of fiscal year end
 103 Budget requirements
 104 Failure to approve budget
 105 Budget surpluses and deficits
 106 Informing owners of strata fees
 107 Payment of strata fees
 Division 4 — Special Levies and User Fees
 108 Special levy
 109 Payment of special levy when strata lot sold
 110 User fees
 Division 5 — Borrowing Powers of Strata Corporation
 111 Strata corporation may borrow
 Division 6 — Money Owing to Strata Corporation
 112 Notice to owner or tenant of money owing to strata corporation
 113 Notice to mortgagee
 114 Disputed debt
 115 Certificate of Payment
 116 Certificate of Lien
 117 Forced sale of owner's strata lot to collect money owing
 118 Costs added to amount owing
Part 7 — Bylaws and Rules
 Division 1 — General
 119 Nature of bylaws
 120 Standard Bylaws
 121 Unenforceable bylaws
 122 Bylaws relating to sale of strata lot
 123 Limits to pet and age bylaws
 124 Voluntary dispute resolution bylaw
 125 Rules
 Division 2 — Amending the Bylaws
 126 Amendment of bylaws
 127 Amendment of bylaws before second annual general meeting
 128 Bylaw amendment procedures
 Division 3 — Enforcing the Bylaws and Rules
 129 Enforcement options
 130 Fines
 131 Landlord's and owner's responsibility for fines and costs incurred by tenant
 132 Maximum fines
 133 Strata corporation may remedy a contravention
 134 Denial of access to recreational facility
 135 Complaint, right to answer and notice of decision
 136 Complaint against council member
 137 Eviction by landlord
 138 Eviction by strata corporation
Part 8 — Rentals
 139 Rental disclosure by owner developer
 140 Contravention of disclosure requirements
 141 Restriction of rentals by strata corporation
 142 Limits to rental restriction bylaws
 143 Rental restriction bylaw does not apply to some strata lots
 144 Exemption from rental restriction bylaw
 145 Rental agreement in contravention of rental restriction bylaw
 146 Landlord to give bylaws, rules and Notice of Tenant's Responsibilities to tenant
 147 Assignment of powers and duties to tenant
 148 Long term lease
Part 9 — Insurance
 149 Property insurance required for strata corporation
 150 Liability insurance required for strata corporation
 151 Errors and omissions insurance
 152 Optional strata corporation insurance
 153 Insurable interest
 154 Review and report on insurance
 155 Named insureds
 156 Payment of insurance proceeds
 157 Application of insurance money
 158 Insurance deductible
 159 Decision not to repair or replace
 160 Court orders
 161 Owner's insurance
 162 Contribution
Part 10 — Legal Proceedings and Arbitration
 Division 1 — Suits Against the Strata Corporation
 163 Strata corporation may be sued
 164 Preventing or remedying unfair acts
 165 Other court remedies
 166 Owner's liability for judgment against strata corporation
 167 Defending suits
 168 Strata corporation may join owner
 169 Limit on owner's responsibility for costs
 Division 2 — Suits by the Strata Corporation
 170 Suits against owners
 171 Strata corporation may sue as representative of all owners
 172 Strata corporation may sue on behalf of some owners
 173 Other court remedies
 Division 2.1 — Validity of Suits and Arbitrations
 173.1 Validity of suits and arbitrations undertaken by strata corporation
 Division 3 — Administrator of Strata Corporation
 174 Appointment of administrator
 Division 4 — Arbitration
 175 Application of this Division
 176 Suit requirements and procedures apply
 177 Disputes that can be arbitrated
 178 Effect of court proceedings on arbitration
 179 Beginning arbitration
 180 Consolidation of disputes
 181 Mediation
 182 Notice of arbitration
 183 Arbitration procedures
 184 Examination and evidence
 185 Arbitrator's decision
 186 Costs
 187 Decision final
 188 Appeal to court
 189 Enforcement of decision
Part 11 — Sections
 190 Act applies to strata corporation with sections
 191 Sections allowed
 192 Creation of sections by owner developer
 193 Creation or cancellation of sections by strata corporation
 194 Powers and duties of section
 195 Expenses of section
 196 Administration of section
 197 Bylaws and rules for section
 198 Judgments against strata corporation relating to section
Part 12 — Leasehold Strata Plans
 199 Definitions
 200 Act applies to leasehold strata plans
 201 Deposit of leasehold strata plan
 202 New indefeasible title
 203 Conversion of ground lease
 204 Signature of leasehold landlord not required
 205 Obligations under strata lot lease
 206 Restrictions on lease, assignment or occupancy of strata lot
 207 Change to restrictions
 208 Duties of strata corporation
 209 Leasehold landlord's remedies on leasehold tenant's default
 210 Renewal of strata lot lease
 211 Renewal terms
 212 Renewal of fewer than 2/3 of strata lot leases
 213 Destruction of buildings
 214 Purchase of leasehold tenant's interest on termination
 215 Cancellation of strata plan
 216 Conversion to freehold strata plan
Part 13 — Phased Strata Plans
 217 Definition
 218 Act applies to phased strata plan
 219 Owner developer in phased strata plan
 220 Transfer of owner developer's interest
 221 Deposit of phased strata plan in land title office
 222 Approval of Phased Strata Plan Declaration
 223 Security for common facilities
 224 Approval of phase
 225 Approving officer's approval for common facilities
 226 Release of security
 227 Owner developer's contribution to expenses
 228 Effect of deposit of phase
 229 Notification of deposit of subsequent phase
 230 Annual general meeting after deposit of subsequent phase
 231 Deemed election to proceed
 232 Amendment of declaration to extend time for election
 233 Other amendments to declaration
 234 Matters that apply to amendment of declaration
 235 Election not to proceed
 236 Delay in proceeding
 237 Development after election not to proceed requires approval
 238 Building permit
Part 14 — Land Titles
 239 Effect of deposit of strata plan
 240 Title requirements for deposit of strata plan
 241 Endorsement of nonoccupancy
 242 Approval for conversion of previously occupied buildings
 243 Approval of bare land strata plan
 244 Strata plan requirements
 245 Strata plans: accompanying documents
 246 Schedule of Unit Entitlement
 247 Schedule of Voting Rights not approved by superintendent
 248 Schedule of Voting Rights approved by superintendent
 249 Registrar must deposit
 250 General index
 251 Common property
 252 Common property record
 253 Subdivision of common property
 254 Certificate of Strata Corporation
 255 Acquisition of land
 256 Certificate of Payment required
Part 15 — Strata Plan Amendment and Amalgamation
 Division 1 — Strata Plan Amendment
 257 Amending strata plan to designate limited common property
 258 Parking designated by owner developer as limited common property
 259 Amending strata plan to add to, consolidate or divide a strata lot
 260 Exceptions to requirement for unanimous vote
 261 Amending Schedule of Unit Entitlement
 262 Amending strata plan to make land held by strata corporation into new strata lot
 263 Amending strata plan to add a strata lot to common property
 264 Calculation of unit entitlement and voting rights following amendment
 265 Amending strata plan to make common property into land held by the strata corporation
 266 Amending strata plan to add land held by strata corporation to the common property
 267 Registrar's duties on amendment
 268 Easements following amendment
 Division 2 — Amalgamation
 269 Amalgamation
 270 Registrar's duties on amalgamation
 271 Effect of amalgamation
Part 16 — Cancellation of Strata Plan and Winding Up of Strata Corporation
 Division 1 — Voluntary Winding Up Without Liquidator
 272 Vote to cancel strata plan and become tenants in common
 273 Conversion schedule
 274 Application to registrar
 275 Registrar's order
 Division 2 — Voluntary Winding Up With Liquidator
 276 Application of Business Corporations Act to voluntary winding up of strata corporation
 276.1 Disposal of books and papers of strata corporation
 277 Appointment of liquidator
 278 Interest schedule
 279 Vesting order
 280 Filing vesting order
 281 Effect of filing vesting order
 282 Approval of disposition
 283 Filing of application for dissolution
 Division 3 — Court Ordered Winding Up
 284 Application for court order to wind up strata corporation
 285 Winding up
 Division 4 — General
 286 Application
 287 Plan cancellation provisions of Land Title Act do not apply
 288 Delivery of duplicate title
 289 Priorities must be resolved
Part 17 — General
 290 Offences
 291 Application of other laws
 292 Power to make regulations
 293 Transitional
 294–321 Spent
 322 Commencement
Schedule of Standard Bylaws