Blog

Recent reporting on a major governance failure at a Coquitlam strata — including allegations of a “rigged election,” inappropriate reimbursements, chronically underfunded repairs, deficits, and drained accounts — highlights a very real risk that most strata corporations never confront, yet one that underlies the entire financial framework of British Columbia’s strata system. Those risks are not hypothetical; they are real, they are costly, and they are preventable.

In British Columbia, more than 26,000 strata corporations collectively hold billions of dollars in operating funds, contingency reserves, and special levies in trust accounts — assets entrusted to volunteer councils and licensed managers and representing one of the largest pools of privately governed funds in the province. These sums and numbers dwarf even the largest of municipalities, with their vast bureaucracies and career politician electees. 

This vast pool of funds represents not owner discretion but owner trust — and when systems of oversight break down, the opportunity for financial loss grows in exactly the ways we are now seeing in the media. 

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With Vancouver confirmed as a host city for the FIFA World Cup, strata councils, (particularly those in and around the downtown core, transit corridors, and event precincts) are understandably asking what this means for day-to-day operations, bylaws, security, and governance. 

For many councils, this will feel familiar. While the World Cup differs in format and duration, it raises many of the same operational issues strata corporations navigated during the 2010 Winter Olympics. Then, as now, the buildings that saw the least complications were those that planned early, communicated clearly, and relied on existing governance tools rather than reacting once problems emerged. 

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As part of a broader effort to address climate change and reduce greenhouse gas (GHG) emissions, the City of Vancouver has implemented mandatory carbon emission reporting requirements for large buildings. For many strata corporations, this represents yet another example of the increasing regulatory complexity facing multi‑unit residential buildings.

This article focuses specifically on carbon emission reporting in the City of Vancouver (CoV): what the program is, why it matters, how it has rolled out, and what strata councils should expect going forward.

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It’s a somewhat common practice for strata councils to adopt a policy that requires three quotes for every project—big or small. On the surface, it sounds like good governance: more quotes mean better comparisons and could potentially lower your overall costs. But in practice, this kind of very rigid policy can create significant inefficiencies, strain vendor relationships, and even lead to worse outcomes for the strata.

Here are just a few of the reasons why we know this to be true:

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As Strata Councils are aware, there has always been a healthy (and sometimes not-so-healthy) amount of correspondence from Owners who disagree with a Council decision. These communications often relate to bylaw enforcement, common property maintenance, or other matters where the Council is required to make decisions on behalf of all Owners. Needless to say, Owners often disagree with the decisions of their elected Council in the same way citizens disagree with decisions made by higher levels of government. 

Over the years, we’ve seen a wide range of approaches to those objections—from brief and respectful notes requesting clarification, to lengthier and more strongly worded appeals. What’s new, and increasingly common, are multi-page letters or emails citing legal cases, quoting legislation, and making seemingly persuasive arguments that, upon closer inspection, don’t hold up to scrutiny. 

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As election season is in full swing, strata corporations in British Columbia must be aware of their responsibilities to ensure that residents can fully participate in the democratic process. Whether it’s a provincial, federal, or municipal election, legal obligations must be met to facilitate canvassing and the display of election signage. Below, we outline these responsibilities and reference the relevant sections of the applicable legislation.  As always, we are not a substitute for legal advice- but the legislation provisions are fairly clear and must be followed even if you may prefer not to have canvassers within your property, or election-related signage displayed on it.

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Understanding Earthquake Deductibles in Strata Corporations

British Columbia is located in a seismically active region, making earthquake insurance a crucial consideration for strata corporations and individual homeowners alike. One of the most significant aspects of earthquake insurance is the deductible, which can be substantial. Understanding how these deductibles work and what obligations a strata corporation has in the event of a major seismic event is essential for strata councils and owners.

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“May you live in interesting times”.

We certainly never thought to be writing and sharing articles about a trade war with our American neighbours, and yet here we are. America is threatening to implement a new tariff regime which would upend decades of free trade between Canada, the USA and Mexico.  The far-reaching impacts of new tariffs are difficult to predict with precision, but will almost certainly create inflationary pressures especially if (as expected) the Canadian governments follow suit and implement counter-tariffs on American goods and products being sent in to Canada.

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Regular Review of Move Fees – A Recent Case Regarding Furnished Move Fees 

Under the Strata Property Act (SPA), section 6.9 of the Strata Property Regulation specifically permits strata corporations to impose user fees for common property, common assets, or other services provided. However, such fees must be “reasonable” and tied to the actual costs incurred by the strata. User fees, including move-in and move-out fees, play an essential role in helping strata corporations recover costs associated with specific services. 

Strata Corporations often implement move-in and move-out fees to help cover the costs associated with wear and tear on common property, as well as administrative oversight during the moving process. However, a recent decision by the BC Civil Resolution Tribunal (CRT) serves as a timely reminder of the importance of regularly reviewing these fees (and other user fees) to ensure they align with current legal standards and practices. 

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Managing Employees in Strata Corporations: The Expanding Role of Strata Managers

As we wrote about in Part 1 of this series, the role of a strata manager has never been more complex. The role of strata managers in British Columbia has significantly evolved, especially as employment laws and workplace regulations have become increasingly stringent. Traditionally, strata managers focused on property maintenance, finances and resolving resident concerns. However, today’s regulatory landscape has transformed their responsibilities, requiring them to navigate complex human resources (HR) tasks, ensure compliance with legal requirements, and manage the growing expectations of Strata Councils, which are often composed of laypersons with limited HR expertise.

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