Strata GovernanceJuly 9, 2026 · 6 min read

How Strata Owners Can Call a Special General Meeting (SGM) in BC

Council won't act? BC owners can force a special general meeting. Here's the requisition process step by step — plus whether the notice period can be waived.

Every strata owner hits a moment when waiting for the next AGM just won't do. The roof is failing and a levy can't wait a year. Council has gone quiet, or made a call owners never got to weigh in on. In British Columbia you don't have to sit on your hands until the annual meeting rolls around — the Strata Property Act gives owners a direct tool to force a vote: the special general meeting, or SGM.

This guide walks through how owners in a small BC strata can call an SGM themselves, what the requisition (petition) process actually looks like, and whether the usual notice period can ever be shortened. We manage buildings under 150 units across Metro Vancouver and the Fraser Valley, so we've watched this process run smoothly — and watched it get tangled. The steps below will help you keep it clean.

This article is general information, not legal advice. Strata rules and timelines change, and every building's bylaws differ — confirm the current requirements with a strata lawyer or your manager before you act.

What an SGM is — and when owners reach for one

A general meeting is any meeting where owners vote as the strata corporation. The annual general meeting (AGM) happens once a year on a set cycle. A special general meeting is every other general meeting — one called between AGMs to deal with something that can't, or shouldn't, wait.

Common reasons owners push for one:

Approving a special levy for an urgent repair — a leaking roof, a failed boiler, envelope work flagged in a depreciation report.
Removing or replacing a council member, or the whole council.
Reversing or revisiting a decision owners feel was made without proper consultation.
Voting on a major contract — for example, changing the strata management company.
Amending a bylaw that's causing real friction.

Some of these need only a majority vote; others (most bylaw changes, certain expenditures) need a 3/4 vote. Knowing the threshold before you call the meeting matters, because it shapes how much owner support you'll need to actually pass your resolution — not just to get the meeting on the calendar.

Who can call an SGM: council vs. the owners

There are two paths to an SGM, and it helps to know which one you're on.

Council can call one any time. If your council agrees the issue is urgent, the simplest route is to ask them to schedule it. In a small, well-run building this is often all it takes — a clear explanation of the problem and council puts it on the calendar. Always try this first. It's faster and far less adversarial than a formal fight.

Owners can force one. When council won't act — or is the problem — the Act lets a group of owners requisition (formally demand) a special general meeting. This is the owner petition process, and it's the heart of this guide. It exists precisely so a council can't bottle up an issue that owners want decided.

If your real frustration is how council behaves rather than one specific decision, it's worth reading our guide on dealing with a difficult or bullying strata council before you launch a requisition. Sometimes an SGM is exactly the right tool; sometimes there's a faster fix.

The owner requisition, step by step

Here's how the petition process generally works. Treat the specifics — the exact vote percentage and the timelines — as figures to confirm, because they're set by the Act and can be updated.

1. Get enough owners on side. The Act requires a minimum share of the strata's total votes to requisition an SGM — a threshold often described as around one-fifth of the votes. Work out your building's number early, because it drives everything else. In a small strata that might be only a handful of units. Count votes tied to strata lots, not people.

2. Write the requisition and the resolution(s). Put the demand in writing and state clearly what you want voted on. Draft the actual resolution — the exact wording owners will vote yes or no to. Vague requests ("discuss the roof") are weak; a precise resolution ("that the strata approve a special levy of $X for roof replacement, allocated by unit entitlement") is what actually gets decided. If you're unsure of the wording — especially for a levy or a bylaw change — have it reviewed.

3. Collect signatures. Each requisitioning owner signs. Use the name on title for each strata lot, and make sure the owners signing genuinely hold the votes you're counting. One signature per strata lot is the usual approach; double-check joint-ownership situations so a lot isn't accidentally counted twice or not at all.

4. Deliver it to council. Hand the signed requisition to council in the manner your bylaws or the Act allow. Keep a dated copy and proof of delivery — the clock that forces council to act starts from when they receive it.

What happens after you deliver the petition

Once council holds a valid requisition, it's on the clock. The Act gives council a set window to call and hold the SGM — commonly understood as calling the meeting within a few weeks and holding it within a defined period after that. Confirm the current numbers, but the principle is firm: council cannot simply ignore a proper requisition.

And here's the part owners often don't realize: if council doesn't call the meeting within the required time, the requisitioning owners can call it themselves. The Act lets you convene the SGM directly when council drops the ball, and in some cases the strata may have to reimburse reasonable costs of doing so. That backstop is what gives the requisition real teeth.

Whoever calls the meeting still has to follow the ordinary rules for any general meeting — the notice, quorum and timeline requirements we cover in our strata AGM prep guide. Proper notice, with the agenda and the exact resolutions attached, has to reach every owner, and you'll need quorum on the day for any vote to count.

Can the notice period be waived?

This is the question we get most often, usually from owners in a genuine hurry. The short answer: the notice period exists to protect owners, so it isn't yours to skip unilaterally — but it can sometimes be shortened when enough owners agree.

Under the Act there's a mechanism to hold a general meeting on shorter notice when a high threshold of owners consents — the logic being that if nearly everyone agrees to meet sooner, no one is being ambushed. The exact consent level is high and easy to get wrong, so confirm it before you rely on it. What you can't do is quietly hold a meeting on short notice and hope no one objects; a resolution passed at an improperly noticed meeting can be challenged and overturned, which wastes all the effort you put in.

For most small buildings the practical answer is: give full, proper notice. It's rarely worth risking a hard-won vote to save a couple of weeks. If timing is genuinely critical — an active leak, say — talk to your manager or a strata lawyer about the cleanest fast path, which might be a properly consented short-notice meeting or an electronic meeting and vote.

Frequently asked questions

How many owners does it take to call a strata SGM in BC? The Strata Property Act sets a minimum share of the strata's total votes — a threshold often cited as roughly one-fifth. In a small building that can be just a few units, but count the votes tied to strata lots rather than the number of people signing. Confirm the current figure before you start collecting signatures.

Can a strata SGM be used to remove a council member? Yes — it's one of the most common reasons owners requisition one. You'd put a clear resolution on the agenda and reach the required vote at the meeting. Our guide on how to remove a strata council member walks through the specifics.

What if council ignores our requisition? If council doesn't call the meeting within the time the Act allows, the requisitioning owners can call the SGM themselves, and the strata may have to cover reasonable costs. Keep proof of when you delivered the petition, since that's what starts the clock.

Do we need a strata lawyer to call an SGM? Not always. Many requisitions — especially in small buildings, for a straightforward vote — are handled well by owners and the manager. But for special levies, bylaw amendments, or anything likely to be contested, having the resolution wording reviewed is money well spent.