How to dispute a strata fine in BC
A letter arrives saying you have been fined. Before you pay or tear it up, check whether the strata followed the steps the Act requires. A surprising number of fines fail on process alone.
Last reviewed November 10, 2026, against the current Strata Property Act, Strata Property Regulation and Standard Bylaws on BC Laws.
The short answer
To dispute a strata fine in BC: respond in writing by the deadline, request a hearing before council, and check whether the strata followed section 135 of the Strata Property Act: a complaint, written particulars, a reasonable opportunity to answer, and written notice of the decision. If council upholds the fine, you can apply to the Civil Resolution Tribunal, which can cancel a fine imposed without proper process or without a contravention. Keep paying your strata fees in the meantime.
First, read the letter carefully
There are two kinds of letter, and they call for different responses.
- A notice of complaint. It describes an alleged contravention and invites your answer. No fine has been imposed yet. This is your chance to prevent one.
- A notice of decision. It says council has found a contravention and imposed a fine.
If the first letter you receive already imposes a fine, that itself is a strong ground of dispute: the Act requires particulars and an opportunity to answer before a fine.
The section 135 checklist
A fine is valid only if every answer is yes.
| Question | Why it matters |
|---|---|
| Was there a complaint? | The strata must have received a complaint about the contravention. |
| Did you receive the particulars in writing? | The bylaw or rule, what you are said to have done, and when. |
| Were the particulars specific enough to answer? | "Noise complaints" with no dates is not enough. |
| Were you given a reasonable opportunity to answer? | Time to respond, and a hearing if you asked. |
| If you are a tenant, were the landlord and owner notified? | Required before a tenant is fined. |
| Did council decide at a council meeting? | The decision cannot be delegated to the manager. |
| Did you receive written notice of the decision? | Required as soon as feasible. |
| Is the amount within the bylaws' maximum? | $200 for a bylaw, $50 for a rule at most, and less under the Standard Bylaws. |
| Does the bylaw exist and is it filed? | An amendment has no effect until filed at the Land Title Office. |
| Is the bylaw enforceable? | Not if it conflicts with the Act, the Human Rights Code or other law. |
StrataMinutes can take this off your plate. Bylaw decisions only hold up when the minutes show the complaint, the hearing and the vote. We prepare those minutes from your notes. Your first month is free.
Step 1: respond in writing
Reply before the deadline, even briefly. State whether you dispute the facts, the interpretation of the bylaw, or the process. Attach evidence: photos, messages, receipts, statements from others. Ask for copies of the complaint and any evidence council is relying on. Be factual and courteous. Your letter becomes part of the strata's records and may later be read by a tribunal member.
Sample response: I have received your letter dated May 4, 2026, regarding an alleged contravention of bylaw 3(1)(b) at strata lot 14. I dispute the allegation. On the dates listed I was away from home, as the attached travel confirmation shows. I request a hearing before council under section 135 of the Strata Property Act, and ask for copies of the complaint and any evidence council intends to rely on.
Step 2: ask for a hearing
You are entitled to a hearing if you request one. It is an opportunity to be heard in person at a council meeting. Observers are excluded from that part of the meeting. Bring your evidence, a short written summary to leave with council, and a support person if you wish. Stay on the facts and the bylaw's wording. Council must decide afterward and give you written notice.
If a fine was already imposed without a hearing, you can still ask for one under section 34.1. Council must hold it within four weeks and, where you seek a decision, give it in writing within one week. See council hearings.
Step 3: request the records
Ask for the minutes of the meeting where the fine was decided, the correspondence, and the bylaws. The strata must provide records within two weeks, and bylaws and rules within one week (section 36). Missing minutes of the decision are powerful evidence that the process was not followed. See how to request minutes.
Step 4: the Civil Resolution Tribunal
If council maintains the fine, the tribunal can decide whether it is valid and order it reversed, and can order a refund if you have paid. You generally must have requested a council hearing first (section 189.1). The tribunal looks at two things: whether the section 135 process was followed, and whether the bylaw was actually contravened. The strata bears the burden of proving its fine was properly imposed when it claims payment. There are filing fees, and limitation periods apply, so do not leave it for years. See CRT disputes.
Should you pay in the meantime?
- Strata fees: always. Withholding them creates arrears and a lien.
- The fine: your choice. A fine cannot be liened. You may pay it "under protest" in writing, preserving your right to seek a refund, or decline to pay while you dispute it.
- Mark payments clearly as strata fees for the month so they are not applied to the fine.
- If you are selling, unpaid fines can appear on the Certificate of Payment, and you may need to pay under protest or agree a holdback to complete. See withholding strata fees.
Common successful grounds
- No particulars, or particulars too vague to answer.
- Fined in the first letter, with no opportunity to respond.
- A hearing was requested and not given.
- The decision was made by the manager or by email, not at a council meeting.
- No written decision.
- The fine exceeds the bylaw maximum, or "continuing" fines were imposed for separate incidents.
- The bylaw was never filed, or is unenforceable.
- The evidence does not show a contravention.
- Others doing the same thing were not fined, and the difference cannot be explained.
Questions councils and owners ask
How do I dispute a strata fine in BC?
Respond in writing, request a hearing with council, and if the fine is upheld, apply to the Civil Resolution Tribunal.
Can a strata fine me without a hearing?
It must give you a reasonable opportunity to answer the complaint, and a hearing if you request one, before imposing the fine.
Do I have to pay a fine I am disputing?
A fine cannot be liened. You may pay under protest or wait for the outcome, but keep paying your strata fees.
Is there a deadline to dispute a fine?
Respond by the date in the strata's letter. For a tribunal claim, limitation periods apply, generally two years.
Can the tribunal cancel a strata fine?
Yes, if the process in section 135 was not followed or no contravention is proven.
See what a proper record looks like
A valid fine leaves a trail in the minutes. Upload your strata's minutes to our free report card to see how a complete record should read.
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For a 30-lot strata, that is under $1 a lot each month. Have the strata pay: free council approval kit.
This page is general information for BC strata corporations, not legal advice. Your strata's own filed bylaws may differ from the Standard Bylaws. See the current text of the Strata Property Act and the Strata Property Regulation on BC Laws.
Related guides
Strata Fines
Council Hearings
Bylaw Enforcement
CRT Disputes
Withholding Strata Fees
Requesting Records