Form K: the Notice of Tenant's Responsibilities explained
It is a single page, it takes two minutes to complete, and landlords forget it constantly. The Form K is how a tenant acknowledges the strata's rules and how the strata learns a unit is rented.
Last reviewed November 10, 2026, against the current Strata Property Act, Strata Property Regulation and Standard Bylaws on BC Laws.
The short answer
Form K is the Notice of Tenant's Responsibilities under section 146 of the Strata Property Act. Before renting a residential strata lot, the landlord must give the prospective tenant the current bylaws and rules and the Form K. Within two weeks of renting, the landlord must give the strata a copy signed by the tenant. If the landlord fails, the tenant is still bound by the bylaws but may end the tenancy within 90 days and claim moving costs.
What the form says
The Form K is addressed to the tenant of a particular strata lot. In substance it tells the tenant that:
- under the Strata Property Act, a tenant in a strata corporation must comply with the bylaws and rules that are in force from time to time, and the current ones are attached,
- the bylaws and rules may be changed by the strata corporation, and the tenant must comply with them as changed,
- if the tenant or an occupant of the strata lot, or a person visiting or admitted by them, contravenes a bylaw or rule, the tenant is responsible and may be subject to penalties, including fines, denial of access to recreational facilities, and, if the strata incurs costs for remedying a contravention, payment of those costs.
It is dated and signed by the landlord or the landlord's agent, and by the tenant. The current prescribed form is in the Strata Property Regulation and is available from the BC government's strata housing pages.
When and how
| Step | Who | When |
|---|---|---|
| Give the tenant the current bylaws and rules, and the Form K | Landlord | Before renting all or part of the strata lot |
| Sign the Form K | Tenant and landlord | At or before the start of the tenancy |
| Give the strata a copy of the signed form | Landlord | Within 2 weeks of renting |
"Renting" includes renting part of a strata lot, such as a room. A new Form K is needed for each new tenancy. A property manager acting for the owner can complete and deliver it as the landlord's agent.
Give it to the strata by a method that can be proven, usually email to the strata manager, and keep a copy with the tenancy file.
StrataMinutes can take this off your plate. Reading your strata's minutes? Upload a set for a free report card and see what a complete record should contain.
If the landlord does not comply
Section 146 sets two consequences.
- The tenant is still bound by the bylaws and rules. A missing Form K is not a defence to a bylaw complaint.
- The tenant may, within 90 days of learning of the landlord's failure, end the tenancy agreement without penalty by giving notice to the landlord, and the landlord must pay the tenant's reasonable moving expenses to a maximum of one month's rent.
The failure can be either not giving the tenant the bylaws, rules and form before renting, or not delivering the signed copy to the strata within two weeks. Some stratas also have a bylaw requiring the Form K, enforceable against the owner by the usual process.
What the strata does with it
- Updates its records. The strata must keep a list of the names of tenants (section 35).
- Knows who to write to. Bylaw letters about a rented unit go to the tenant, with notice to the landlord and the owner.
- Updates contact and access details: fobs, intercom, parking.
What the strata must not do is use the form as a gate. It cannot require approval of the tenant, screen the tenant, demand a copy of the tenancy agreement as a condition, or refuse to "accept" the Form K (section 141). A fee for processing a Form K is not a user fee for common property and has no basis in the Act. See rental bylaws.
The Form K contains personal information, so it should be stored securely and seen only by those who need it.
What the Form K is not
- It is not the tenancy agreement. The landlord and tenant relationship is governed by the Residential Tenancy Act.
- It is not an assignment of the landlord's rights. Voting, standing for council and inspecting records need a separate written notice under section 147, or a lease of three years or more under section 148.
- It is not required for short stays by guests, though a strata may regulate short-term accommodation by bylaw.
- It is not a family exemption form. Those belonged to the old rental restriction regime.
Family members and roommates
If a relative lives in your unit without paying rent, they are an occupant, not a tenant, and section 146 does not apply. If they pay rent, even informally, treat it as a tenancy and complete the form. An owner who lives in the unit and rents a room is renting "part of a residential strata lot", so the duty applies.
Practical tips
- Attach the filed bylaws and the current rules, not an old welcome package.
- Give the tenant any bylaw amendments during the tenancy. The strata must also inform tenants of them.
- Note the date you sent the form to the strata.
- Councils: keep a simple register of rented lots with Form K dates, and send a polite reminder when a new tenant appears without one.
Questions councils and owners ask
What is a Form K in BC?
The Notice of Tenant's Responsibilities, which a landlord gives to a tenant of a residential strata lot and returns, signed, to the strata.
How long does a landlord have to submit the Form K?
Two weeks from renting.
Is the tenant bound by the bylaws without a Form K?
Yes. The tenant may, however, end the tenancy within 90 days of learning of the landlord's failure.
Can the strata refuse a tenant or charge a Form K fee?
No. The strata cannot require approval of tenants, and a processing fee has no basis as a user fee.
Do I need a Form K for a family member?
Not if they are an occupant who pays no rent. If they rent from you, yes.
Tenant records are part of the strata's records
Keeping the tenant list current is council's job. Keeping the minutes current can be ours. Your first month is free.
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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
Landlord Responsibilities
Tenant Rights
Rental Bylaws
Strata Forms A to Z
Getting Strata Bylaws
Strata Fines