The Strata Property Act explained: a plain-language map of all 17 parts
The Act runs to nearly three hundred sections, and most councils use about thirty of them. Knowing how it is laid out makes it far easier to find the one you need.
Last reviewed November 10, 2026, against the current Strata Property Act, Strata Property Regulation and Standard Bylaws on BC Laws.
The short answer
The Strata Property Act is the BC law that governs every strata corporation in the province. It has 17 parts covering governance, property, finances, bylaws, rentals, insurance, disputes and more, plus the Schedule of Standard Bylaws. It works together with the Strata Property Regulation, which sets amounts, deadlines and forms, and with each strata's own bylaws, rules and strata plan. Where they conflict, the Act and Regulation prevail over bylaws.
Four layers of rules
| Layer | Made by | Changed by |
|---|---|---|
| Strata Property Act | The Legislature | Amending legislation |
| Strata Property Regulation | The provincial government | Order in council |
| Bylaws (the Standard Bylaws unless amended) | The owners | 3/4 vote, filed at the Land Title Office |
| Rules | Council | Council, with ratification by majority at a general meeting |
A bylaw is unenforceable to the extent it contravenes the Act or Regulation (section 121), and a rule gives way to a bylaw (section 125). Other laws also apply to stratas, including privacy, human rights, residential tenancy, occupier's liability and building safety laws.
The 17 parts at a glance
| Part | Title | What it covers |
|---|---|---|
| 1 | Definitions and Interpretation | Key terms: common property, 3/4 vote, majority vote, eligible voters |
| 2 | The Strata Corporation | How it is created, its name and its responsibilities |
| 3 | The Owner Developer | The developer's duties before and at the first AGM |
| 4 | Strata Corporation Governance | Council, records, general meetings, voting, notice, Form B |
| 5 | Property | Common property, limited common property, changes, EV charging, work orders, liens against the strata |
| 6 | Finances | Funds, depreciation and electrical reports, budgets, fees, levies, borrowing, collection, liens |
| 7 | Bylaws and Rules | Standard Bylaws, amendments, enforcement, fines, hearings |
| 8 | Rentals | No restriction of rentals, Form K, assignment to tenants |
| 9 | Insurance | Required coverage, deductibles, owners' insurance |
| 10 | Legal Proceedings and Dispute Resolution | Suing and being sued, unfairness, administrators, arbitration, the tribunal |
| 11 | Sections | Separate sections for different types of lots |
| 12 | Leasehold Strata Plans | Stratas on leased land |
| 13 | Phased Strata Plans | Developments built in phases |
| 14 | Land Titles | Depositing strata plans, unit entitlement, voting rights |
| 15 | Strata Plan Amendment and Amalgamation | Changing the plan, combining stratas |
| 16 | Cancellation of Strata Plan and Winding Up | Ending a strata corporation |
| 17 | General | Application, liability protection, regulation powers |
The Schedule of Standard Bylaws follows Part 17. See the Standard Bylaws.
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Part 4: the sections councils use most
- 4 and 26: the strata acts through its council.
- 28 and 29: who can be on council.
- 31 and 32: standard of care and conflicts of interest.
- 34.1: hearings on request, within four weeks.
- 35 and 36: records the strata must keep, and access within two weeks.
- 40 and 41: the AGM within two months of year end, and waiver.
- 43 and 46: owners' demands for meetings and agenda items.
- 45: two weeks' notice of general meetings.
- 48 and 49: quorum and electronic attendance.
- 50 to 58: voting.
- 59: the Information Certificate.
- 61 to 65: how notices are given.
Part 6: finances
- 92: operating fund and contingency reserve fund.
- 94 and 94.1: depreciation reports and electrical planning reports.
- 96 to 98: spending from each fund, and unapproved and emergency spending.
- 99 and 100: strata fees by unit entitlement.
- 103 to 106: the budget, failed budgets, surpluses and deficits, informing owners.
- 108 and 109: special levies.
- 111: borrowing.
- 112 to 118: collection, Certificates of Payment and liens.
Parts 7 to 9: bylaws, rentals and insurance
- 119 to 128: bylaws, what makes them unenforceable, pets, age restrictions, rules, amendment.
- 129 to 138: enforcement: fines, remedying contraventions, the complaint and hearing process, tenants.
- 141 to 148: rentals, Form K and assigning rights to tenants.
- 149 to 161: the strata's insurance, the annual review, deductibles and owners' insurance.
Part 10: disputes
- 163 to 173: the strata suing and being sued, and court remedies.
- 164: significantly unfair actions.
- 174: court-appointed administrators.
- 175 to 189: arbitration.
- 189.1 onward: the Civil Resolution Tribunal.
The Regulation
The Strata Property Regulation supplies the detail the Act leaves open. Among other things it sets:
- record retention periods and the 25 cents per page copy fee,
- the $35 and $15 certificate fees,
- depreciation report and electrical planning report requirements and deadlines,
- the 10% minimum reserve contribution,
- budget and financial statement contents,
- the 10% maximum interest rate on late fees,
- user fee conditions,
- maximum fines: $200, $50 and $1,000,
- the $2,000,000 minimum liability insurance, and
- the prescribed forms, A to Z.1. See strata forms.
How to read a section
- Check the definitions in section 1. Words like "3/4 vote" and "common property" have precise meanings.
- Look for "subject to". It points to an exception elsewhere.
- Look for "unless the bylaws provide otherwise" or "subject to the bylaws". Your strata may have changed the default.
- Look for "prescribed" or "the regulations". The number is in the Regulation.
- Use the current version on BC Laws. The Act has been amended often, including on rentals, age restrictions, depreciation reports, EV charging and electronic meetings. See recent changes.
Who applies it
No government office supervises strata councils. Owners and councils apply the Act themselves, with disputes decided by the Civil Resolution Tribunal and the courts. See who enforces the Act.
Questions councils and owners ask
What is the Strata Property Act?
The British Columbia statute that governs strata corporations, strata lots, common property, and the rights and duties of owners, tenants and councils.
How many parts does the Strata Property Act have?
Seventeen, followed by the Schedule of Standard Bylaws.
What is the difference between the Act and the Regulation?
The Act sets the rules. The Regulation fills in amounts, deadlines, exemptions and forms the Act refers to.
Do bylaws override the Act?
No. A bylaw is unenforceable to the extent it contravenes the Act or Regulation.
Where can I read the Strata Property Act?
On the BC Laws website, which publishes the current consolidated Act and Regulation.
The Act asks for minutes. We prepare them
Section 35 requires minutes with the results of votes. StrataMinutes turns your notes into minutes that meet it, with a compliance checklist.
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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
Strata Property Act 2026
The Standard Bylaws
Strata Forms A to Z
Who Enforces the Act
Strata Corporation vs Council
Legal Requirements