The first AGM of a new strata: what owners should expect

Last reviewed November 10, 2026, against the current Strata Property Act, Strata Property Regulation and Standard Bylaws on BC Laws.

Before the first AGM

From the day the strata plan is deposited at the Land Title Office, the strata corporation exists. Until a council is elected, the owner developer exercises the powers and performs the duties of the council (section 5), and must act honestly, in good faith and with reasonable care in the interests of the strata corporation. During that time the developer:

• establishes the contingency reserve fund at the first conveyance (section 12),
• prepares an interim budget and gives it to purchasers (section 13), and
• pays the actual expenses of the strata corporation up to certain points set out in the Act.

The developer's ability to sign long contracts for the strata is restricted, and resolutions that would normally need a 3/4 vote need a unanimous vote at a special general meeting in the period between the first conveyance and the first AGM (section 11).

When it must be held

Section 16 sets a six-week window. It opens on the earlier of:

• the date on which 50% plus one of the strata lots have been conveyed to purchasers, or
• the date nine months after the first conveyance of a strata lot to a purchaser.

Notice follows the ordinary rules in section 45, at least two weeks in writing, and must include the first annual budget and a financial statement.

If the developer does not hold the meeting on time, an owner may hold it after giving proper notice to everyone entitled and to the developer, and the developer must pay the strata corporation an amount calculated under the Regulation (section 17).

What happens at the meeting

• Chair. The owner developer, personally or through an agent, chairs the first AGM. If the developer is unwilling or unable, the eligible voters elect a chair (section 19).
• Election of council. The eligible voters elect a council for a term of one year (section 20).
• Budget. The first annual budget covers the 12 months beginning the first day of the month after the meeting, and is approved by majority vote. It can be amended by majority vote before it is put to the vote (section 21).
• Handover. The developer places the strata's documents before the meeting and gives copies to the strata corporation.

What the developer must hand over

Section 20 lists the documents. In summary:

• All plans required to obtain the building permit, and any amendments filed.
• Documents showing the actual location of pipes, wires, cables, ducts and similar services, if the developer has reason to believe they are not where the plans show.
• All contracts entered into by or on behalf of the strata corporation.
• Any disclosure statement required under the Real Estate Development Marketing Act.
• The registered strata plan.
• Names and addresses of contractors, subcontractors and suppliers of labour or materials, as required by the Regulation.
• Warranties, manuals and other material for the common property and common assets.
• All records the strata corporation is required to keep under section 35, including financial records and the list of owners.

Within one week after the first AGM, the developer must also transfer control of the strata corporation's money to the new council and deliver any keys, garage door openers and other means of access it holds (section 22). Read the list in the Act itself before the meeting and tick each item off. A missing set of as-built drawings is far easier to obtain at the first AGM than five years later.

Questions owners should ask

• Is the actual spending tracking the interim budget, and who is covering any shortfall?
• What contracts has the strata been signed into, and for how long? A strata management contract entered into before the first AGM ends no later than four weeks after the second AGM, unless the owners vote by majority at that meeting to continue it (section 24).
• When do the warranty periods for the building start and end, and who is recording deficiencies?
• Is the contingency reserve fund funded as the Act requires?
• Are parking stalls and storage lockers common property, limited common property, or parts of strata lots?

After the meeting

The new council should meet within days to elect officers under Standard Bylaw 13, arrange bank signing authority, confirm insurance, and set a meeting schedule. See the first council meeting after the AGM and our guide for new council members. The minutes of the first AGM are a permanent record. They should list every document received from the developer.

Questions councils and owners ask

Who runs a new strata before the first AGM?

The owner developer exercises the powers and performs the duties of the council until a council is elected at the first AGM.

What if the developer never calls the first AGM?

Any owner may hold it after giving notice under section 45 to those entitled and to the developer, and the developer must pay the strata corporation an amount set by the Regulation.

Can owners amend the developer's budget at the first AGM?

Yes. The proposed first annual budget may be amended by majority vote before it is put to a vote.

Can the developer vote at the first AGM?

The developer may vote for the strata lots it still owns, subject to the Act.

Do the Standard Bylaws apply to a new strata?

Yes, except to the extent the developer filed different bylaws when the strata plan was deposited. See the Standard Bylaws.

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

New Council Member Guide
First Council Meeting After the AGM
Council Elections
Annual Budget
AGM Order of Business
Records Retention