Strata AGM order of business: the 14 steps in Standard Bylaw 28
The Standard Bylaws do something unusual for general meetings: they set the agenda in law. Follow the fourteen steps in order and the meeting, and its minutes, almost run themselves.
Last reviewed November 10, 2026, against the current Strata Property Act, Strata Property Regulation and Standard Bylaws on BC Laws.
The short answer
Standard Bylaw 28 sets the order of business at annual and special general meetings: certify proxies and issue voting cards, confirm quorum, elect a chair if needed, present proof of notice, approve the agenda, approve the last minutes, unfinished business, reports, ratify rules, insurance report, approve the budget, new business, elect council, terminate. Reports, the insurance report, the budget and the election apply to AGMs only. If your strata has filed its own bylaw on this, follow that instead.
The fourteen steps
| Step | Standard Bylaw 28 | AGM | SGM |
|---|---|---|---|
| a | Certify proxies and corporate representatives and issue voting cards | Yes | Yes |
| b | Determine that there is a quorum | Yes | Yes |
| c | Elect a person to chair the meeting, if necessary | Yes | Yes |
| d | Present proof of notice of meeting or waiver of notice | Yes | Yes |
| e | Approve the agenda | Yes | Yes |
| f | Approve minutes from the last annual or special general meeting | Yes | Yes |
| g | Deal with unfinished business | Yes | Yes |
| h | Receive reports of council activities and decisions, including committees | Yes | No |
| i | Ratify any new rules made under section 125 | Yes | Yes |
| j | Report on insurance coverage under section 154 | Yes | No |
| k | Approve the budget for the coming year under section 103 | Yes | No |
| l | Deal with new business, including matters in the notice under section 45 | Yes | Yes |
| m | Elect a council | Yes | No |
| n | Terminate the meeting | Yes | Yes |
Steps a to e: opening the meeting
Registration happens at the door. Each eligible voter signs in, proxies are checked, and voting cards are issued. A proxy must be in writing and signed by the person appointing it (section 56). Quorum is eligible voters holding one third of the strata's votes, present in person or by proxy, unless your bylaws say otherwise, or two thirds if there are fewer than four lots or owners (section 48). The chair is the president, or the vice president if the president is unwilling or unable. If neither chairs, the eligible voters elect a chair from those present (Standard Bylaw 25). Proof of notice is a statement of when and how notice was given. Approving the agenda is a majority vote, but a resolution needing a 3/4, 80% or unanimous vote cannot be added from the floor, because its wording must be in the notice (section 45).
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Steps f to j: minutes, reports and rules
The meeting approves the minutes of the last general meeting, with any corrections. Unfinished business is rare at an AGM. Reports from the president, treasurer and committees are received, not approved. A motion to "receive" a report does not endorse its contents. New rules made by council since the last AGM cease to have effect unless ratified by majority vote (section 125). The insurance report covers the policies in place, the insured value, the deductibles and any material change (section 154).
Step k: the budget
The proposed budget was distributed with the notice. It may be amended by majority vote at the meeting before it is put to the vote, and it is approved by majority vote (section 103). If it fails, the strata must prepare a new budget and hold a special general meeting within 30 days, or a longer period approved by a 3/4 vote at the meeting. See when the budget is not approved.
Steps l to n: resolutions, elections, closing
New business is where the resolutions in the notice are voted on: special levies, contingency reserve expenditures, bylaw amendments. Matters are decided by majority vote unless the Act or Regulation requires a different threshold (section 50). Resolutions demanded by owners holding 20% of the votes must be on the agenda (section 46). The election of council comes near the end, so the outgoing council sees the meeting through. An election or any other vote must be held by secret ballot if an eligible voter requests it (Standard Bylaw 27). See council elections. Termination is by motion or by the chair's declaration when the business is done. Record the time.
Can the order be changed?
The order is a bylaw, so it binds the meeting. In practice a meeting may agree to vary the order when approving the agenda, for example to hold the election earlier so ballots can be counted during other business, and few owners object. If a resolution is contentious, stay with the written order. A strata that wants a different sequence permanently can amend the bylaw by a 3/4 vote.
Minutes that mirror the agenda
The simplest way to write AGM minutes is to use the fourteen steps as headings and fill in what happened under each. Our sample AGM minutes follow that pattern, and the AGM minutes guide explains what each heading must contain.
Questions councils and owners ask
Is the Standard Bylaw 28 order of business mandatory?
It applies unless your strata has filed a different bylaw. Minor variations agreed by the meeting are common, but the listed business must be dealt with.
Does an SGM follow the same order?
Yes, without the items that apply only to AGMs: council reports, the insurance report, the budget and the election of council.
Can owners add items to the AGM agenda at the meeting?
Matters needing only a majority vote can be raised under new business if the meeting agrees. Resolutions requiring a 3/4, 80% or unanimous vote must have been included in the notice.
When is council elected at the AGM?
Near the end, after new business, under step (m).
Who chairs the AGM?
The president of council, then the vice president. If neither chairs, the eligible voters elect a chair from those present.
Minutes in the same order as the meeting
StrataMinutes prepares AGM minutes in the Standard Bylaw 28 order, with each resolution and count in its place. Send your notes or recording after the meeting.
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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
AGM Checklist
AGM Minutes
How to Chair a Meeting
AGM Minutes Sample
Secret Ballots and Voting Cards
Meeting Agenda