An owner's guide to the strata AGM: how to prepare and what to ask

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

The notice package

You should receive written notice at least two weeks before the meeting (section 45). It must include:

• the date, time and place, and instructions for attending electronically if that is offered,
• a description of the matters to be voted on,
• the proposed wording of any resolution requiring a 3/4, 80% or unanimous vote,
• the proposed budget for the coming year, and
• a financial statement.

Most packages also include a proxy form, the minutes of the last general meeting, the insurance summary and reports from council. If something required is missing, ask council for it before the meeting.

Reading the budget

The budget sets your strata fees for the year, and it passes by a simple majority. Look at five things.

1. The total change. By what percentage are operating expenses rising?
2. The big lines. Insurance, utilities, management fees and repairs and maintenance usually drive the change.
3. The contingency reserve fund contribution. It must be at least 10% of the operating budget. Compare it with what the depreciation report recommends.
4. Opening and closing balances in the operating fund and the reserve fund. A shrinking reserve is a warning.
5. Your own strata lot's monthly fee, which the budget must show.

The financial statement shows what was actually spent last year against that year's budget. Large overruns deserve a question. See reading the financial statements.

Reading the resolutions

For each resolution, ask:

• What threshold applies? Majority, 3/4, 80% or unanimous.
• What will it cost me? A special levy resolution must state the total, the method of division and each strata lot's share and due dates (section 108).
• Where is the money coming from? Operating fund, contingency reserve fund or special levy.
• Why now? Is it recommended by the depreciation report or an engineer?
• What happens if it fails?

For bylaw amendments, read the exact wording. Bylaws bind you and every future owner. See the 3/4 vote.

If you cannot attend

Give a proxy to someone you trust who will attend: another owner, a family member, a friend. The appointment must be in writing and signed. You can make it general, leaving the decisions to your proxy, or direct how they vote on each resolution. Your proxy counts toward quorum, which helps the meeting proceed. A vote not cast is simply lost for majority and 3/4 votes. See proxy voting.

Questions worth asking

• What were the largest unplanned expenses last year?
• When was the last depreciation report, and what does it say is due in the next five years?
• What is the insurance deductible for water damage, and has it changed?
• Are any lawsuits or tribunal claims outstanding?
• Is any special levy expected in the coming year?
• How many council meetings were held, and were minutes sent within two weeks?

Keep questions short and put them through the chair. If the answer needs research, ask that it be included in the minutes or sent to owners afterward.

What you can do at the meeting

• Vote on every matter, one vote per strata lot.
• Propose an amendment to the budget, decided by majority vote.
• Request a precise count on any vote, or a secret ballot (Standard Bylaw 27).
• Nominate someone for council, or stand yourself.
• Speak to each resolution.

You cannot add a new 3/4 resolution from the floor. If you want one considered, owners holding 20% of the votes can demand that it be put on the agenda of the next general meeting (section 46).

After the meeting

The strata must tell you of any change to your strata fees within two weeks (section 106). Ask for the minutes if they do not arrive, and read them: check that the counts match what you saw. You are entitled to copies of minutes on request under section 36. See how to request minutes.

Questions councils and owners ask

How much notice must owners get for a strata AGM?

At least two weeks' written notice, with the budget, a financial statement and the wording of any 3/4, 80% or unanimous resolution.

Can I vote if I miss the meeting?

Only by proxy. Appoint someone in writing before the meeting.

Can an owner add an item to the AGM agenda?

Majority-vote matters can be raised under new business if the meeting agrees. Owners with 20% of the votes can require a resolution to be placed on the next general meeting's agenda.

Can owners reject the budget?

Yes. If it fails, fees continue at the old rate and a new budget must go to a special general meeting within 30 days.

Do I have to attend?

No, but quorum requires one third of the votes in person or by proxy, so sending a proxy helps your strata.

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

Who Can Attend an AGM
AGM Order of Business
Annual Budget
Proxy Voting
Strata Owner Rights
Council Elections