Bylaw violation letters: what a BC strata's notice must contain
The letter is where most strata fines are won or lost. If it does not tell the person exactly what they are accused of and how to respond, the fine that follows can be cancelled.
Last reviewed November 10, 2026, against the current Strata Property Act, Strata Property Regulation and Standard Bylaws on BC Laws.
The short answer
Before fining anyone, a BC strata must give the owner or tenant the particulars of the complaint, in writing, and a reasonable opportunity to answer, including a hearing if requested (Strata Property Act, section 135). A proper letter names the bylaw or rule, states what happened, where and when, says what penalty is being considered, gives a date to respond, and explains the right to a hearing. It must not impose the fine. A second letter, after council decides, gives the decision.
Two letters, not one
Enforcement under the Act needs at least two written steps.
- The notice of complaint (the "violation letter"): particulars, and an invitation to answer.
- The notice of decision: what council decided after considering the answer.
The most common fatal mistake is combining them: "You contravened bylaw 3 and have been fined $200." That letter skips the opportunity to answer, and the tribunal will usually set the fine aside.
A warning letter is different again. Before enforcing, the strata may give a person a warning or time to comply (section 129). A warning imposes nothing and does not require the section 135 steps, but it also cannot later be treated as if it were the particulars for a fine.
What the notice of complaint must contain
| Element | Why |
|---|---|
| Who it is addressed to | The owner or the tenant who may be fined |
| The strata lot | By number and unit |
| That a complaint has been received | Section 135 requires a complaint |
| The bylaw or rule | Number and wording, quoted |
| The particulars | What is alleged, with the date, time and place of each incident |
| The evidence | A summary, or copies where appropriate |
| The possible consequences | A fine up to the bylaw's maximum, remediation costs, or denial of a recreational facility |
| The opportunity to answer | In writing by a stated date, or at a hearing if requested |
| How to respond | Address or email, and who to contact |
The test is whether a reasonable person reading the letter would know exactly what they are said to have done and could prepare an answer.
StrataMinutes can take this off your plate. Members can use our ready-made notice, hearing invitation and decision letters. See the hearing and enforcement templates, included with your free first month.
Sample notice of complaint
Re: Complaint of bylaw contravention, strata lot 22 (unit 405)
The strata corporation has received a complaint that bylaw 3(1)(b) of the bylaws of The Owners, Strata Plan VIS 1234, has been contravened. Bylaw 3(1)(b) states that an owner, tenant, occupant or visitor must not use a strata lot in a way that causes unreasonable noise.
Particulars: It is alleged that on April 12, April 19 and April 26, 2026, between approximately 11:00 p.m. and 2:00 a.m., amplified music was played in unit 405 at a volume audible in neighbouring strata lots.
Your opportunity to answer: Before council decides whether a bylaw has been contravened, you may answer this complaint in writing, or request a hearing before council, or both. Please respond by May 22, 2026, to the address below.
Possible outcome: If council finds a contravention, it may give a warning, or impose a fine of up to $200 for each contravention as permitted by bylaw 23.
If council does not hear from you by the date above, it will make a decision based on the information it has.
How long to give
The Act says "reasonable opportunity" without a number of days. Fourteen days from deemed receipt is common, with longer where the matter is complex or the person is away. Remember that a letter mailed, emailed or left at the door is deemed given four days later (section 61). Giving three days over a long weekend invites a challenge.
When the person is a tenant
If the complaint is against a tenant, the strata must also give notice of the complaint to the tenant's landlord and to the owner (section 135(1)(f)). Send the tenant the particulars and send copies to the landlord and owner at the same time. The decision letter goes to all of them as well.
Delivering the letter
Use a method listed in section 61: leaving it with the person, under the door, in the mail slot, by mail, or by email to an address the person provided for receiving notices. If the owner has given a mailing address outside the strata, mail it there. Keep a copy and a note of how and when it was sent. See giving notice to owners.
If a hearing is requested
Schedule it at a council meeting, with observers excluded for that portion (Standard Bylaw 17). Let the person present their side, ask questions, and then deliberate without them. A council member who is the subject of the complaint, or who has a conflict, steps out. See council hearings.
The decision letter
After council decides by motion at a meeting, the strata must give written notice of the decision as soon as feasible (section 135(2)).
Re: Decision, strata lot 22 (unit 405)
Council considered the complaint described in our letter of May 4, 2026, and your written response of May 15, at its meeting on June 2, 2026. Council found that bylaw 3(1)(b) was contravened on April 19 and April 26, 2026, and was not satisfied that it was contravened on April 12. Council has imposed a fine of $100. Payment may be made to the strata corporation by July 2, 2026. If the contravention is repeated, further complaints will be dealt with in the same way.
Record the decision in the minutes by strata lot number, with the vote. Members can use our full set of hearing and enforcement templates.
Mistakes that cancel fines
- Imposing the fine in the first letter.
- No bylaw number, or the wrong bylaw.
- No dates.
- Sending it only to the tenant, or only to the owner.
- A manager "deciding" without a council meeting.
- No decision letter.
- A fine above the maximum in the bylaws.
- Treating separate incidents as one continuing contravention.
Questions councils and owners ask
What must a strata bylaw violation letter include?
The bylaw or rule, the particulars of the complaint in writing, and a reasonable opportunity to answer, including the right to request a hearing.
Can the first letter impose a fine?
No. The fine can only be imposed after the person has had an opportunity to answer.
How long does an owner have to respond?
The Act requires a reasonable opportunity. Fourteen days is common.
Does the landlord have to be notified?
Yes, when the complaint is against a tenant, both the landlord and the owner must be given notice.
Is a warning letter required first?
No. A warning is optional. The particulars and opportunity to answer are mandatory before a fine.
Letters, hearings and minutes that hold up
Members get our enforcement letter templates, and StrataMinutes records each decision properly in your minutes. Start with a free month.
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
Hearing Templates
Strata Fines
Bylaw Enforcement
Council Hearings
Disputing a Strata Fine
Giving Notice to Owners