Duplex stratas: how the Strata Property Act applies to two units
Two owners, one building, and a strata corporation neither of them thinks about until one wants a new roof and the other does not. A duplex strata is a full strata corporation in law, with a few special rules for its size.
Last reviewed November 10, 2026, against the current Strata Property Act, Strata Property Regulation and Standard Bylaws on BC Laws.
The short answer
A duplex strata is a strata corporation with two strata lots, and the Strata Property Act applies in full. Both owners are on the council (Standard Bylaw 9), there is no tie-breaking vote (Standard Bylaws 18 and 27), and quorum for general meetings is two thirds of the votes, so both must take part. The strata must still insure the building, have a budget and reserve fund, and hold or waive an AGM. Duplexes are exempt from depreciation and electrical planning reports.
The Act applies in full
Many duplex owners believe they are "not really a strata". If a strata plan was deposited at the Land Title Office, a strata corporation exists, named "The Owners, Strata Plan [number]", and both owners are its members. The duties to insure, keep records, budget, repair common property and provide Form B and Form F certificates all apply. Informality works until there is a disagreement, an insurance claim or a sale.
Council and decisions
- Council. If the strata plan has fewer than four strata lots, or fewer than four owners, all the owners are on the council (Standard Bylaw 9). Where all owners are on council, each strata lot has one vote at council meetings (section 29).
- Quorum of council. For a council of two, quorum is two (Standard Bylaw 16).
- Decisions. A majority of council members present. With two votes, that means both agree.
- No tie-break. The president's second, deciding vote does not apply where there are only two strata lots, at council or general meetings (Standard Bylaws 18 and 27).
- Officers. One person may hold several offices, other than president and vice president.
- General meetings. Quorum is eligible voters holding two thirds of the votes where there are fewer than four lots or owners (section 48), so both lots must be represented.
In short, a duplex runs by consensus or not at all.
StrataMinutes can take this off your plate. Most disputes are decided on the written record. Score your minutes with a free report card, or have them prepared for you.
What a duplex must still do
| Duty | Notes |
|---|---|
| Property insurance on the building and common property, at full replacement value | One strata policy. Two separate homeowner policies are not what the Act requires for a building strata (section 149) |
| Liability insurance | At least $2,000,000 |
| A budget, operating fund and contingency reserve fund | Even if modest (sections 92 and 103) |
| An AGM within two months of fiscal year end, or a written waiver | See below |
| Records | Minutes or written resolutions, financial records, the strata plan, bylaws, insurance |
| Repair and maintain common property | Typically the roof, structure, exterior and shared services, depending on the plan |
| Form B and Form F on request | Needed when either owner sells |
Insurance is where duplexes most often go wrong. If each owner insures "their half" separately and there is a serious loss, the gaps between two policies can be costly. Ask a broker who places strata policies.
What a duplex is exempt from
- Depreciation reports. The requirement does not apply while there are fewer than five strata lots (Regulation 6.22).
- Electrical planning reports. Not required where the strata plan has fewer than five strata lots on the relevant date (Regulation 5.8).
- Formal meetings, if both owners use the written waiver routes.
Meetings by written agreement
A duplex rarely needs to convene a meeting.
- AGM waiver. The strata does not have to hold its AGM if all eligible voters waive it in writing and consent in writing to resolutions approving the budget, electing a council by acclamation and dealing with any other business (section 41).
- SGM waiver. Any resolution can be passed without a meeting if all eligible voters waive the meeting and consent to the resolution in writing (section 44).
Where spouses co-own a lot, both must sign. One signed page a year, with the budget and insurance certificate attached, is a complete record. See waiving the AGM.
Sample annual resolution: We, being all the eligible voters of The Owners, Strata Plan EPS 1234, waive the holding of the annual general meeting for the fiscal year ended December 31, 2026, and consent to the following: (1) the attached budget for 2027 is approved, with each strata lot contributing $150 a month to the operating fund and $50 a month to the contingency reserve fund; (2) both owners are elected to council; (3) the insurance policy attached is received as the report on insurance.
Sharing costs
Common expenses are shared by unit entitlement as set out in the Schedule of Unit Entitlement. In many duplexes that is 50/50. In others, where one unit is larger, it is not, and owners are surprised. A different split requires a unanimous resolution filed at the Land Title Office (section 100).
What is common property depends on the plan. In a side-by-side duplex the roof, exterior walls and foundation are usually common property, so a new roof over "your side" is a shared expense. Under the Standard Bylaws the strata must also repair the structure and exterior even where they form part of a strata lot.
Breaking a deadlock
With two votes and no tie-break, disagreement means nothing can be decided. The options, in order:
- Talk, with numbers. Get two quotations and an independent opinion, such as a roofer's or engineer's report.
- Mediation. A neutral third person, by agreement. Standard Bylaw 29 also allows voluntary dispute resolution with both parties' consent.
- Civil Resolution Tribunal. Either owner may bring a claim against the strata corporation, or the other owner, for an order that the strata carry out its duty to repair, or that an owner pay their share.
- Supreme Court. For orders to perform duties (section 165), to remedy significantly unfair conduct, including by a person who holds 50% of the votes (section 164), or to appoint an administrator (section 174).
A special levy for necessary repairs needs a 3/4 vote, which in a duplex means both. Where a levy for repairs necessary for safety or to prevent significant loss or damage gets more than half but less than 3/4 of the votes cast, the strata may apply to court to have it approved (section 173). In a 1 to 1 vote that threshold is not met, so the tribunal or a court order on the duty to repair is the usual route.
Bylaws for duplexes
The Standard Bylaws apply unless amended. Useful amendments for a duplex, by agreement of both owners: who maintains which yard and driveway, cost sharing for specific items, a dispute resolution step before legal action, and insurance arrangements. A bylaw amendment needs a 3/4 vote and filing, so both must agree.
When one owner sells
The buyer's lawyer will ask for a Form B, a Form F, proof of insurance, the bylaws, minutes and the budget. A duplex with no records can delay a sale. A few signed pages a year avoid that. See minutes for small stratas.
Questions councils and owners ask
Does the Strata Property Act apply to a duplex?
Yes, in full, if the duplex was created by a strata plan.
Who is on the council of a duplex strata?
Both owners. With fewer than four strata lots or owners, all owners are on the council.
What happens if the two owners disagree?
There is no tie-breaking vote. The owners can mediate, or apply to the Civil Resolution Tribunal or the Supreme Court.
Does a duplex need strata insurance?
Yes. The strata corporation must insure the building and common property and carry liability insurance.
Does a duplex need a depreciation report?
No. Stratas with fewer than five strata lots are exempt.
The simplest record keeping a duplex will ever need
A page of minutes or a signed resolution each year protects both owners at sale time. StrataMinutes prepares them from a few lines of notes.
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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
Small Stratas
Waiving the AGM
Strata vs Condo
Strata Insurance
Unanimous and 80% Votes
CRT Disputes