Strata management services in BC: what you get, and the alternatives
A strata manager does not replace the council. It takes on the administration the council would otherwise do itself. Knowing what is and is not included makes it far easier to compare firms, or to decide not to hire one at all.
Last reviewed November 13, 2026, against the current Strata Property Act, Strata Property Regulation and Standard Bylaws on BC Laws.
The short answer
Strata management services in BC are provided by firms licensed under the Real Estate Services Act and regulated by the BC Financial Services Authority (BCFSA). They come in two main forms: full-service management (finances, maintenance, contractors, meetings, records and owner communication) and financial-only management (collecting fees, paying bills, budgets and statements). Council keeps the decisions: a manager acts on council's instructions. The strata can cancel a management contract on 2 months' notice after a 3/4 vote at a general meeting, or under the contract's own terms (section 39). Many small stratas self-manage instead.
Full-service vs financial-only management
| Service | Full-service | Financial-only |
|---|---|---|
| Collect strata fees and levies, chase arrears | Yes | Yes |
| Pay invoices, run the bank accounts, reconcile | Yes | Yes |
| Prepare the draft budget and monthly financial statements | Yes | Yes |
| Issue Form B and Form F certificates | Usually | Often |
| Arrange maintenance, inspections and contractors | Yes | No |
| Respond to owner requests and emergencies, 24-hour line | Yes | No |
| Attend council meetings | Usually, a set number per year | No, or for an extra fee |
| Prepare AGM notices and run the AGM | Usually | Sometimes, for a fee |
| Prepare minutes | Varies; often included for some meetings, extra for others | Rarely |
| Keep the strata's records and answer records requests | Yes | Financial records only |
| Insurance renewal and claims coordination | Yes | No |
The contract defines the scope. Read the schedule of services and the list of extra fees carefully, since items like additional meetings, Form B certificates, minute-taking, special projects and after-hours call-outs are often charged separately.
Licensing and the manager's obligations
In BC, providing strata management services for others for pay generally requires a licence under the Real Estate Services Act, held through a licensed brokerage, and BCFSA oversees licensees. A licensed manager must hold strata money in trust and follow BCFSA's rules on conduct and record keeping. You can check a manager's or firm's licence on BCFSA's public licensee search.
Owners and council members who run their own strata themselves are generally not providing licensed services, which is why self-management is legal. If your strata is considering paying an individual owner or outsider to manage it, check the licensing rules with BCFSA first.
When a management contract ends, the manager must give the strata all its section 35 records within 4 weeks (section 37).
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.
What council still does with a manager
A manager advises and administers. Council decides. Council still:
- approves contracts, spending and the draft budget before it goes to owners,
- makes rules and decides bylaw enforcement and fines (these decisions cannot be delegated, Standard Bylaw 20(4)),
- holds hearings under section 34.1 and section 135,
- ensures minutes are prepared and sent to owners within two weeks of each council meeting,
- reviews the manager's performance and the monthly financial statements.
A good manager makes these jobs easier. A poor one can leave council accountable for things it thought were handled. See strata manager duties.
Contracts, fees and changing firms
- Pricing. Fees are usually quoted as a monthly amount, often worked out per lot, with extra charges listed in a schedule. Compare quotes on the same scope, not just the headline monthly fee.
- Term. Contracts commonly run one year and renew automatically. Section 39 lets the strata cancel on 2 months' notice without penalty, despite anything in the contract, if the cancellation is first approved by a 3/4 vote at a general meeting. The manager can also cancel on 2 months' notice. No vote is needed to end the contract under its own terms or to not renew it.
- First contract. A management contract signed by the owner developer has its own early-cancellation rules (section 24).
- Switching. Plan the handover: records within 4 weeks, bank signing authority, insurance broker contact, vendor list, and owner contact details under privacy law. See changing management companies.
When self-management makes sense
Self-management works well for many small and mid-size stratas, especially townhouse and duplex stratas, bare land stratas, and buildings with an organized, stable council. It saves the management fee, which is often the largest single administrative expense. The trade-off is volunteer time: someone must do the bookkeeping, the AGM paperwork, contractor management and the minutes.
A common hybrid is financial-only management plus a self-managing council, or full self-management with specific tasks outsourced: an accountant for the books and year-end, a bylaw-literate volunteer for hearings, and a minute preparation service for the meeting records. See self-managed stratas.
Questions councils and owners ask
What does a strata management company do in BC?
Under a full-service contract: finances, fee collection, maintenance, contractors, owner communication, records and meeting support. Under a financial-only contract: the money side only. Council keeps the decisions.
Do strata managers need a licence in BC?
Providing strata management services for others for pay generally requires a licence under the Real Estate Services Act, regulated by BCFSA.
How does a strata cancel a management contract?
On 2 months' notice after a 3/4 vote at a general meeting (section 39), or under the contract's own terms or by not renewing it, which needs no vote.
What is financial-only strata management?
A reduced service where the firm handles fee collection, bill payment, budgets and financial statements, while council handles maintenance, meetings and owner communication.
Can a strata manage itself without a company?
Yes. Self-management is common for smaller stratas. Council does the administration itself or outsources pieces, such as bookkeeping or minutes.
The one task most managers charge extra for
Minutes are often billed separately or left to the council secretary. StrataMinutes prepares them from notes or a recording, for managed and self-managed stratas alike.
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
Strata Manager Duties
Changing Management Companies
Self-Managed Stratas
Complaints About a Strata Manager
For Management Companies
Council Roles