Strata GovernanceJuly 9, 2026 · 6 min read

How to Boost Attendance and Quorum at Your Strata AGM in BC

Can't get owners to your strata AGM? Here's how small BC stratas hit quorum — smarter notice, proxies, electronic voting, and an agenda that gives owners a reason to show up.

Quorum isn't a formality — it's the whole meeting

Here's the uncomfortable truth about a poorly attended AGM: without quorum, nothing you planned can actually happen. The budget doesn't pass. The council doesn't get elected. That special levy for the roof stays a slide in a presentation. In a small building, where a handful of no-shows can sink the whole meeting, quorum is fragile — and getting owners in the room (or on the call) is one of the most important governance jobs a council has.

The mindset shift that helps most is this: your AGM is not a social event with a vote tacked on the end. It's a decision-making meeting where owners collectively run a shared asset worth millions. When you treat it that way — and help owners see it that way — attendance tends to follow. This guide walks through the practical tactics small BC stratas use to boost strata AGM attendance and hit quorum without begging.

Know your quorum number before you plan anything

You can't chase a target you haven't defined. The BC Strata Property Act sets a default quorum for general meetings, but your bylaws may set a different one, and some stratas have amended theirs over the years. So step one is simply to confirm your building's actual quorum requirement — the number of eligible voters (in person or represented) you need present for the meeting to be valid. Don't assume; check your bylaws and, if it's unclear, confirm with a strata lawyer.

Once you know the number, count your realistic pool. In a self-managed or small strata, you often know exactly who tends to show and who never does. That tells you how big the gap is and how hard you'll need to work the proxies and reminders. Our BC strata AGM prep guide walks through notice, quorum, and timeline in more detail if you want the full checklist.

It's also worth knowing your fallback. If quorum isn't reached, the Act generally allows the meeting to be adjourned and reconvened a short time later, and at that reconvened meeting the owners present may be enough to constitute quorum. That's a safety net, not a plan — reconvening burns goodwill and delays decisions — but knowing it exists takes some of the panic out of a thin turnout. Confirm the exact rule for your situation, since the details matter.

Send notice people actually open and read

Notice is a legal requirement — the Act requires you to give owners written notice a set number of days before the meeting, along with the agenda and any resolutions to be voted on (confirm the exact timing and contents, as the rules are specific). But meeting the bare legal minimum and getting people to actually attend are two different things.

A few things separate notice that works from notice that gets ignored:

Lead with the decisions. Don't bury the important votes on page four. If owners are being asked to approve a budget increase, a special levy, or a bylaw change, say so plainly near the top. People show up for things that affect their wallet.
Make the package skimmable. A short cover note that says "here's what we're deciding and why it matters to you" does more than a dense 30-page PDF. Attach the detail, but signpost it.
Send it more than one way. Mailed notice may be required, but a friendly email and a lobby poster reminder in the final week cost nothing and lift turnout.

If your building has a budget increase or an overspend to explain, be upfront about it — owners who feel informed are far more likely to engage than owners who feel ambushed. Our guide on what happens when a strata goes over budget explains why the budget meeting is the one owners really can't afford to skip.

Make attending genuinely easy

Half of your "apathetic" owners aren't apathetic — they're busy, travelling, or renting the unit out from another city. Remove the friction and many of them will participate.

Proxies are your best friend for quorum. An owner who can't attend can appoint someone to attend and vote on their behalf. Include a clean, simple proxy form with the notice package and explain in plain language how to fill it out and return it. For a small strata, a short proxy drive — a council member phoning or emailing the handful of chronic no-shows a week out — is often the single most effective quorum tactic there is.

Consider electronic and hybrid meetings. Many BC stratas can now hold general meetings by video or phone, or offer a hybrid option, which is a game-changer for absentee owners and investors. There are conditions and, in some cases, bylaw considerations, so read our explainer on whether your strata can hold AGMs and votes electronically before you switch. Offering a call-in option can turn a "sorry, I'm out of town" into a vote.

This article is general information, not legal advice. Your bylaws and circumstances are unique, so confirm the specifics with a strata lawyer before you act.

Give owners a real reason to show up

Coffee and cookies don't move the needle. Consequential decisions do. When the agenda includes something owners genuinely care about, attendance takes care of itself.

Frame the meeting around what's at stake this year. Are you setting fees for the next 12 months? Deciding whether to fund a major repair through a levy or a loan? Approving the depreciation report? Filling council seats that will steer the building? Name those stakes in the notice and again at the start of the meeting. Owners who understand that their fees, their special assessments, and who's running their building are all being decided in the next 90 minutes will clear their calendars.

The flip side is chronic empty seats on council, which is a slower-burning attendance problem. If you can barely field a council, you'll struggle to field a quorum — the two go together. Our guide on how small BC stratas can recruit and keep council volunteers tackles the engagement side, because a building where people feel ownership shows up to vote.

Run a tight meeting that respects their time

Nothing kills next year's attendance faster than a three-hour meeting that spirals into off-agenda grievances. Owners who felt their evening was wasted don't come back.

A few habits keep it crisp:

Start on time and stick to the agenda. Circulate a rough timeline so people can see the end from the beginning.
Chair firmly but fairly. Park off-topic disputes for a separate conversation rather than letting them hijack the votes.
Handle the votes efficiently. Know which items need a majority and which need a higher threshold — a 3/4 vote, for example, for things like most bylaw changes or a special levy — and have your proxies counted and ready.
End on a clear note. Confirm what was decided and what happens next. People who leave feeling something got done are your best marketing for next year.

Build the reputation of a well-run, worthwhile meeting and quorum stops being an annual scramble. That's exactly the kind of steady, behind-the-scenes discipline a good manager brings to a small building — so council can focus on the community instead of chasing signatures.

Frequently asked questions

What happens if my strata AGM doesn't reach quorum in BC? Without quorum, the meeting generally can't validly conduct business — budgets, elections, and resolutions all stall. The Strata Property Act typically allows the meeting to be adjourned and reconvened shortly after, where the owners present may be enough to proceed. Confirm the exact rule and timing for your building, as the details are specific.

Do proxies count toward strata AGM quorum? Yes — an owner who appoints someone to attend and vote for them by proxy is generally counted as present for quorum purposes. That's why a short proxy drive before the meeting is one of the most reliable ways for a small strata to hit quorum. Include a clear proxy form with your notice package.

Can we hold our AGM electronically to boost attendance in BC? Many BC stratas can now hold general meetings electronically or as a hybrid, which helps absentee and out-of-town owners participate. There are conditions and sometimes bylaw considerations, so confirm your situation first. See our guide on electronic strata meetings and votes.

How much notice do we have to give owners for a strata AGM? The Strata Property Act requires written notice a set minimum number of days before the meeting, along with the agenda and any resolutions. The exact timing and required contents are specific, so check the current rules and your bylaws, and confirm with a strata lawyer if you're unsure.

How can a small self-managed strata get better AGM turnout? Confirm your quorum number early, send skimmable notice that leads with the decisions, run a short proxy drive with the chronic no-shows, offer an electronic or hybrid option, and keep the meeting tight. Above all, frame the AGM around real decisions that affect owners' fees and their building.