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Strata Property Act

[SBC 1998] CHAPTER 43

Assented to July 30, 1998

Contents
Section
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
  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 first 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 immediately 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

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