Buying a strata in BC: the documents to get and what to look for
When you buy a strata lot you buy into a small corporation with its own finances, rules and history. A few hundred pages of documents tell you whether it is well run. Knowing which pages matter saves hours.
Last reviewed November 10, 2026, against the current Strata Property Act, Strata Property Regulation and Standard Bylaws on BC Laws.
The short answer
Before removing subjects on a BC strata purchase, review the Information Certificate (Form B), at least two years of council and general meeting minutes, the bylaws and rules, the depreciation report, the budget and financial statements, the insurance summary, the registered strata plan, and any engineering or electrical planning reports. Together they show the fees, pending levies, the reserve fund, building problems, restrictions on how you can live, and disputes.
The document checklist
| Document | Where it comes from | What it tells you |
|---|---|---|
| Information Certificate (Form B) | The strata, within one week of request | Fees, amounts owing, approved levies, reserve balance, lawsuits, pending resolutions, parking and lockers |
| Minutes: council, AGM and SGM | Seller, via the listing agent | What is really going on |
| Bylaws and rules | Land Title Office and the strata | How you may use your home |
| Depreciation report | Attached to the Form B if one exists | What will need replacing, when, and at what cost |
| Budget and financial statements | With the Form B and AGM notices | Whether fees cover costs |
| Insurance summary | With the Form B | Deductibles and insured value |
| Registered strata plan | Land Title Office | Boundaries, unit entitlement, limited common property |
| Engineering, envelope and electrical planning reports | The strata's records | Known problems and capacity |
| Title search | Land Title Office | Liens and charges on the lot |
A buyer cannot request records from the strata directly. The owner can, or can authorize you or your agent in writing (section 36). The Form B may be requested by an owner, a purchaser, or a person they authorize (section 59).
The Form B
The Information Certificate is the one document whose contents bind the strata corporation in its dealings with a person who relied on it reasonably. It must disclose, as of its date:
- monthly strata fees for the lot, and any amount the owner owes,
- agreements under which the owner took responsibility for alterations,
- special levies already approved and their due dates,
- any amount by which expenses are expected to exceed the budget,
- the contingency reserve fund balance, less approved expenditures not yet taken,
- bylaw amendments and other resolutions not yet filed, and any winding-up resolution,
- notice of pending 3/4, 80% or unanimous resolutions and bylaw amendments,
- court, arbitration and tribunal proceedings and judgments,
- outstanding notices or work orders,
- parking stalls and storage lockers allocated to the lot, and
- a summary of insurance coverage.
Attached must be the rules, the current budget and the most recent depreciation report, if any. Get one dated as close to completion as you can. See Form B.
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.
The minutes
Read at least two years, in date order. Look for:
- Water: leaks, envelope, roof, membrane, plumbing.
- Words like "engineer", "quotation", "funding options", "special levy", "legal counsel".
- Repairs deferred for lack of money.
- Insurance: premium jumps and claims.
- Disputes: tribunal claims, repeated bylaw problems, hearings.
- Your unit number.
- Council itself: regular meetings, decisions by motion, minutes on time.
Missing months or vague minutes are a finding in themselves. See how to read strata minutes before buying.
Bylaws and rules
Check the things you cannot live with: pets (number and size), age restrictions, smoking, short-term rentals, flooring, barbecues, move-in fees, parking and storage rules, and fines. Confirm amendments were filed, since unfiled bylaws have no effect. Rental bans are no longer enforceable in BC. See how to get strata bylaws.
The money
- Depreciation report. Compare the recommended reserve contributions with what the budget actually contributes, and the list of work due in the next five years with the reserve balance. Stratas with fewer than five lots are exempt, and some reports are out of date.
- Budget. The reserve contribution must be at least 10% of the operating budget.
- Financial statements. Look for deficits, and for reserve withdrawals.
- Arrears. High arrears strain everyone else.
- Loans. A strata loan means payments built into future fees or levies.
A low monthly fee with a thin reserve is not a bargain. See depreciation reports.
Insurance
Note the deductibles for water, sewer backup and earthquake. Ask your own broker to quote a policy with deductible assessment coverage to match before you commit. See owner insurance.
The strata plan
Confirm what you are buying: the lot's boundaries and area, its unit entitlement, and whether the balcony, parking stall and locker are part of the lot, limited common property, or merely assigned. See how to read a strata plan.
Questions to ask in writing
- Is any special levy being discussed?
- When is the next depreciation report due, and has the electrical planning report been obtained?
- Are there any alterations to this unit, and were they approved?
- What are the current insurance deductibles?
- Is the strata self-managed, and how often does council meet?
Make your offer subject to receiving and approving the documents, and take professional advice on anything that concerns you.
Questions councils and owners ask
What strata documents should I get before buying in BC?
The Form B, two years of minutes, bylaws and rules, the depreciation report, financial statements and budget, the insurance summary and the strata plan.
Can a buyer request documents from the strata?
A purchaser may request a Form B. Other records come through the owner or with the owner's written authorization.
How far back should I read strata minutes?
At least two years, and further if major work is being discussed.
Is the Form B binding?
Its disclosed information binds the strata in its dealings with a person who reasonably relied on it.
What if there is no depreciation report?
Ask why. Small stratas are exempt, but otherwise the absence is a risk to weigh.
Reading a strata's minutes? Score them free
Upload a set of minutes to our free report card. Thin or missing minutes are themselves a warning sign about how a building is run.
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
Reading Strata Minutes
Form B Certificate
Strata Notes
Depreciation Reports
Special Levies When Selling
Reading a Strata Plan