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This Act has "Not in Force" sections. See the Table of Legislative Changes.

Strata Property Act

[SBC 1998] CHAPTER 43

Assented to July 30, 1998

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