The strata year: an annual calendar of legal deadlines for BC councils
Strata deadlines are not hard. They are scattered across the Act, the Regulation and the bylaws, and nobody collects them in one place. This page does.
Last reviewed November 10, 2026, against the current Strata Property Act, Strata Property Regulation and Standard Bylaws on BC Laws.
The short answer
A BC strata's year turns on its fiscal year end. The AGM must be held within two months after it, with two weeks' notice and a budget and financial statement. Around that sit the annual insurance review, a depreciation report every five years, the one-time electrical planning report deadline, and recurring duties: council minutes to owners within two weeks, records within two weeks, hearings within four weeks and Form B within one week.
The AGM cycle
The table uses a December 31 year end. Shift the months to match yours.
| When | What | Source |
|---|---|---|
| October to November | Draft next year's budget. Get insurance renewal estimates. Review the depreciation report for the reserve contribution. | Section 103, Regulation 6.1 |
| December 31 | Fiscal year end. | |
| January | Prepare financial statements, current to within two months before the AGM. Finalize resolutions and their wording. | Regulation 6.7 |
| Late January to early February | Send the AGM notice with agenda, budget, financial statement and resolution wording, at least two weeks ahead plus delivery time. | Sections 45 and 61 |
| By end of February | Hold the AGM. Elect council, approve the budget, report on insurance, ratify rules. | Sections 25, 40, 103, 125, 154 |
| Within 2 weeks after the AGM | Inform owners of fee changes. Send the minutes. | Section 106 |
| Within about 2 weeks after the AGM | First council meeting: elect officers, set signing authority and schedule. | Standard Bylaw 13 |
See the AGM deadline and the AGM checklist.
Once a year
- Insurance review and report. The strata must review the adequacy of its insurance annually and report on coverage at each AGM (section 154). Renew before expiry, and consider an updated appraisal so the building is insured for full replacement value (section 149).
- Budget. Approved by majority vote at the AGM. The contingency reserve contribution must be at least 10% of the operating fund contribution (Regulation 6.1).
- Rule ratification. Rules made during the year lapse at the AGM unless ratified by majority vote (section 125).
- Council election and officer election.
- Contract review. Diarize notice dates for renewals.
- Privacy. Confirm who on council handles privacy matters.
- Owner list. Confirm addresses and emails for notice.
StrataMinutes can take this off your plate. Council work is volunteer work. Hand off the minutes: send us your notes and receive complete, properly formatted minutes. Your first month is free.
Every few years
- Depreciation report. A new report at least once every five years (Regulation 6.21), from a qualified person. Stratas with fewer than five strata lots are exempt (Regulation 6.22). See the depreciation report guide.
- Electrical planning report. Existing stratas with five or more strata lots must obtain one by December 31, 2026 if located wholly or partly in the Capital Regional District, Fraser Valley Regional District or Metro Vancouver Regional District (other than islands accessible only by air or boat), and by December 31, 2028 elsewhere (Regulation 5.8). See the electrical planning report guide.
- Insurance appraisal. No fixed interval in the Act. Many insurers expect an updated appraisal every one to three years.
Every council meeting
| Duty | Deadline |
|---|---|
| Notice of the council meeting to members | 1 week, unless all consent or emergency (Standard Bylaw 14) |
| Tell owners about the meeting | As soon as feasible after it is called |
| Minutes to owners | Within 2 weeks of the meeting, approved or not (Standard Bylaw 19) |
| Approve the previous minutes | At the next meeting |
Deadlines triggered by a request or event
| Trigger | Deadline | Source |
|---|---|---|
| Owner requests records | 2 weeks, or 1 week for bylaws and rules | Section 36 |
| Request for an Information Certificate (Form B) | 1 week | Section 59 |
| Request for a Certificate of Payment (Form F) | 1 week | Section 115 |
| Owner or tenant requests a hearing | Hold within 4 weeks, written decision within 1 week | Section 34.1 |
| 20% of votes demand an SGM | Hold within 4 weeks | Section 43 |
| Budget fails at the AGM | New budget to an SGM within 30 days | Section 104 |
| 3/4 resolution passed by under 50% of votes | Wait 1 week before acting | Section 51 |
| Bylaw amendment passed | File at the Land Title Office. No effect until filed. | Section 128 |
| New owner | Owner informs the strata of name, lot and mailing address within 2 weeks | Standard Bylaw 4 |
| Lien or collection | 2 weeks' written demand first | Section 112 |
| Management contract ends | Manager returns records within 4 weeks | Section 37 |
| Strata is sued | Inform owners as soon as feasible | Section 167 |
Our deadline calculators turn these into dates.
Keep a one-page calendar
Put your own dates on one page each year: fiscal year end, AGM date, notice date, insurance renewal, contract renewals, next depreciation report, council meeting dates. Adopt it at the first council meeting and attach it to the minutes. A new council member can then see the year at a glance.
Questions councils and owners ask
When must a BC strata hold its AGM?
No later than two months after its fiscal year end.
How often is a depreciation report required?
At least once every five years, unless the strata has fewer than five strata lots.
When is the electrical planning report due?
December 31, 2026 for existing stratas in the Capital, Fraser Valley and Metro Vancouver regional districts, and December 31, 2028 elsewhere, for stratas with five or more lots.
How soon must council minutes go to owners?
Within two weeks of the meeting, whether or not they have been approved.
Does the insurance have to be reviewed every year?
Yes. The strata must review the adequacy of its insurance annually and report on it at each AGM.
One deadline you can stop tracking
Minutes are due two weeks after every council meeting. StrataMinutes prepares them usually within minutes of receiving your notes, so that deadline looks after itself.
Free for 30 days, then $29 a month. Cancel anytime.
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
AGM Deadline
AGM Checklist
Strata Calculators
New Council Member Guide
Depreciation Reports
Electrical Planning Reports