Strata owner rights in BC: twelve things every owner is entitled to

Last reviewed November 10, 2026, against the current Strata Property Act, Strata Property Regulation and Standard Bylaws on BC Laws.

Rights to information

1. Records. On request, the strata must make the records listed in section 35 available for inspection and provide copies: minutes, the owner list, books of account, bank statements, contracts, correspondence, budgets and financial statements, bylaws and rules, depreciation and other reports, legal opinions and more. The deadline is two weeks, or one week for bylaws and rules. Copies cost no more than 25 cents a page, and inspection is free (section 36 and Regulation 4.2). See how to request minutes.
2. Council minutes. Council must inform owners of the minutes of every council meeting within two weeks, whether or not approved (Standard Bylaw 19).
3. Notice of council meetings. Council must inform owners about a council meeting as soon as feasible after it is called (Standard Bylaw 14).
4. Certificates. An Information Certificate (Form B) within one week of request, and a Certificate of Payment (Form F) within one week when nothing is owing (sections 59 and 115).
5. To be informed of fee changes within two weeks of a budget passing, of emergency expenditures, of new rules and bylaw amendments, of material insurance changes, and if the strata is sued.

The one limit: an owner who is suing or being sued by the strata has no right to information about that suit (section 169).

Rights at general meetings

1. Notice. At least two weeks' written notice of every annual and special general meeting, with the agenda, the wording of any 3/4, 80% or unanimous resolution, and for an AGM the budget and financial statement (section 45).
2. To vote, in person or by proxy, one vote per strata lot unless a Schedule of Voting Rights says otherwise. A vote can be suspended only under a bylaw, and only where the strata could register a lien (section 53).
3. To speak, move amendments to the budget, request a precise count and request a secret ballot (section 103 and Standard Bylaw 27).
4. To stand for council (section 28).

See the owner's guide to the AGM.

Rights in relation to council

1. To observe council meetings, except hearings and matters where observers would unreasonably interfere with an individual's privacy (Standard Bylaw 17).
2. A hearing. On written request stating the reason, council must hold a council meeting to hear you within four weeks, and give a written decision within one week if you asked for one (section 34.1). See council hearings.
3. Due process. Before a fine, a charge for remedying a contravention, or loss of a recreational facility, you must receive written particulars of the complaint and a reasonable opportunity to answer, including a hearing if requested, and written notice of the decision (section 135).

Rights exercised with other owners

See how to call an SGM.

Rights in your property

• Exclusive use of your strata lot, subject to the bylaws.
• A share of the common property in proportion to unit entitlement, and the right to use it along with other owners (section 66).
• To sell, lease or mortgage your strata lot. A bylaw is unenforceable to the extent it restricts that, apart from age restriction bylaws and reasonable rules about sales activities (section 121). The strata may not restrict rentals (section 141).
• To have the common property repaired and maintained by the strata (section 72).
• Not to have your strata lot entered except in an emergency or on 48 hours' written notice for a proper purpose, under the Standard Bylaws.
• Not to have approval for alterations to your lot unreasonably withheld (Standard Bylaw 5).
• Protection for existing pets and residents when certain new bylaws are passed (sections 123 and 123.2).
• To be free from discrimination under the Human Rights Code.

Remedies

• Civil Resolution Tribunal. Most strata disputes: repairs, records, bylaws, fines, meetings, unfair treatment. An owner must generally request a council hearing first (section 189.1). See CRT disputes.
• Supreme Court. Orders that the strata perform a duty or stop contravening the Act (section 165), remedies for significantly unfair actions (section 164), and appointment of an administrator (section 174).
• Privacy Commissioner and Human Rights Tribunal for privacy and discrimination complaints.

The other side: an owner's duties

Rights come with obligations: paying strata fees and levies on time, following the bylaws and rules, repairing your strata lot, getting approval for alterations, telling the strata your name and mailing address within two weeks of becoming an owner, giving tenants the bylaws and a Form K, and answering for your tenants and visitors.

Using your rights well

Put requests in writing, cite the section, give a reasonable deadline, keep copies, and stay courteous. Council members are your neighbours and volunteers. Most rights are honoured the first time they are asked for properly. See when council does not respond.

Questions councils and owners ask

What records can a strata owner see in BC?

The records listed in section 35, including minutes, financial records, contracts, correspondence and the owner list, within two weeks of a request.

Can owners attend strata council meetings?

Yes, as observers, except for hearings and matters affecting an individual's privacy.

Can an owner call a meeting?

Owners holding 20% of the votes can demand a special general meeting.

Can the strata fine me without hearing my side?

No. You must be given written particulars and a reasonable opportunity to answer.

Where do owners take disputes?

Usually to the Civil Resolution Tribunal, after requesting a hearing with council.

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

Requesting Records
Council Hearings
When Council Does Not Respond
Owner's Guide to the AGM
Who Can Get Strata Minutes
CRT Disputes