Strata fines in BC: maximum amounts and the process council must follow
A strata cannot fine whatever it likes, whenever it likes. The amount is capped by regulation and by the strata's own bylaws, and a fine imposed without the proper steps 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
The maximum fine a BC strata's bylaws may set is $200 for each contravention of a bylaw and $50 for each contravention of a rule, or $1,000 for a short-term accommodation bylaw (Strata Property Regulation 7.1). A strata relying on the Standard Bylaws is limited to $50 and $10. For a continuing contravention, fines may be imposed every 7 days. Before any fine, council must have a complaint, give written particulars and a reasonable opportunity to answer, and then give written notice of its decision (section 135).
How much can a strata fine?
Two limits apply, and the lower one governs.
| Regulation maximum | Standard Bylaws (if not amended) | |
|---|---|---|
| Contravention of a bylaw | $200 | $50 |
| Contravention of a rule | $50 | $10 |
| Short-term accommodation bylaw | $1,000 | Not applicable |
| Continuing contravention | Every 7 days (daily for short-term accommodation) | Every 7 days |
The strata must set out in its bylaws the maximum amount it may fine (section 132). It may set different maximums for different bylaws. If your strata has never amended Standard Bylaw 23, its fines top out at $50 for a bylaw and $10 for a rule, whatever the Regulation would allow. Raising them takes a bylaw amendment by 3/4 vote.
Who can be fined
- An owner, for a contravention by the owner, by a person visiting the owner or admitted by the owner, or by an occupant if the lot is not rented.
- A tenant, for a contravention by the tenant, the tenant's visitors, or an occupant if the lot is not sublet (section 130).
If a tenant is fined, the strata may collect the fine from the tenant, the landlord or the owner, though not more than the total, and the tenant then owes the landlord or owner what they paid (section 131).
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The mandatory process
Section 135 says the strata must not impose a fine unless it has:
- Received a complaint about the contravention.
- Given the owner or tenant the particulars of the complaint, in writing.
- Given a reasonable opportunity to answer the complaint, including a hearing if requested.
- If the person is a tenant, given notice of the complaint to the landlord and to the owner.
Then council decides, at a council meeting, and must give notice in writing of its decision as soon as feasible.
The tribunal applies these requirements strictly. Fines are regularly cancelled because the letter did not identify the bylaw or the incident, the fine was imposed in the same letter as the first notice, no decision was ever made at a meeting, or the decision was never sent. See bylaw violation letters.
What each step looks like
| Step | Good practice |
|---|---|
| Complaint | In writing, dated, describing what happened. A council member or the manager may be the complainant. |
| Particulars | Name the bylaw, the date, time and place, and what is alleged. Attach or summarize the evidence. State the possible fine. |
| Opportunity to answer | Typically 14 days to respond in writing or request a hearing. |
| Hearing | An opportunity to be heard in person at a council meeting. Observers are excluded. |
| Decision | A motion at a council meeting, recorded by strata lot number with the vote. |
| Notice of decision | A letter stating the finding, the fine and how to pay. |
A council member who is the subject of the complaint must not take part in the decision (section 136). Council may not delegate the decision whether a person contravened a bylaw or whether and how much to fine (Standard Bylaw 20).
Continuing contraventions
If the bylaws so provide, where a contravention continues without interruption for longer than 7 days, a fine may be imposed every 7 days. Once the strata has complied with section 135 for a contravention, it may impose fines for the continuing contravention without repeating the process (section 135(3)). This suits ongoing states of affairs: an unapproved alteration left in place, an extra pet. It does not suit separate incidents such as noise on different nights, each of which is its own contravention.
Fines are one option, not the only one
To enforce a bylaw or rule the strata may also remedy the contravention and charge the reasonable cost, or deny access to a recreational facility for a reasonable time where the contravention relates to that facility (sections 129, 133 and 134). Before enforcing, it may give a warning or time to comply. A first warning is often the fairest and most effective response.
Collecting fines
- A fine is a debt owed to the strata.
- It cannot be liened against the strata lot (section 116).
- It may be shown on a Certificate of Payment (Form F), which matters when the owner sells (section 115).
- If unpaid, the strata can claim it at the Civil Resolution Tribunal, after two weeks' written demand (section 112).
- Strata fee payments should not be diverted to fines.
- Limitation periods apply.
Fairness and consistency
Fines are meant to secure compliance, not raise money. Council should apply the bylaws to everyone alike, including its own members, and should be able to explain why one case drew a warning and another a fine. Inconsistent enforcement is the most common basis for a claim that the strata acted in a significantly unfair way.
Questions councils and owners ask
What is the maximum strata fine in BC?
$200 for each bylaw contravention and $50 for each rule contravention, or $1,000 for a short-term accommodation bylaw, and only if the strata's own bylaws set those amounts.
Can a strata fine without warning?
A warning is optional, but the strata must give written particulars and a reasonable opportunity to answer before imposing any fine.
How often can a strata fine for the same thing?
For a contravention that continues for more than 7 days, every 7 days if the bylaws allow.
Can a strata fine a tenant?
Yes, and it may collect the fine from the tenant, the landlord or the owner.
Can a fine be added to my strata fees or liened?
No. Fines are separate debts and cannot be liened.
A fine is only as good as the minutes behind it
Complaint, particulars, hearing, decision, vote. StrataMinutes records each step by lot number so your fines hold up.
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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
Bylaw Enforcement
Disputing a Strata Fine
Bylaw Violation Letters
Council Hearings
Hearing Templates
Strata Chargebacks