Strata BasicsJuly 9, 2026 · 7 min read

What Is a Strata? A Plain-English Guide for BC

A strata is BC's version of a condo: you own your home and share the common areas with every other owner. Here's how stratas work, in plain English.

A strata in BC is a way of owning property where you own your individual home (your "strata lot") outright and, together with every other owner, share ownership of the common areas through a legal entity called the strata corporation. It's British Columbia's term for what most of Canada calls a condo — and it applies to apartments, townhouses and even some detached-home subdivisions.

What "strata" means in simple terms

Picture an apartment building. You buy and own your unit. But who owns the lobby, the elevator, the roof, the parking garage and the land underneath? Everyone does — collectively. "Strata" is simply the legal system BC uses to make that shared ownership work. It divides a property into privately owned pieces and commonly owned pieces, and gives the owners a structure to run and pay for the shared parts together.

The name comes from the strata plan — the survey that carves a property into lots. Every strata in BC is governed by one main law, the Strata Property Act, along with its regulations and each strata's own bylaws.

What you own: strata lot vs. common property

Ownership always splits into two parts:

Your strata lot — the part you own individually, shown on the strata plan. In an apartment that's essentially your unit's interior; in a townhouse it may include more.
The common property — everything shared by all owners: hallways, elevators, roofs, exterior walls, lobbies, parking, landscaping, and building systems like plumbing and boilers. You own a share of it along with everyone else.

There's also limited common property (LCP) — common property reserved for the use of one or a few lots, such as a balcony, a patio or a designated parking stall.

Knowing which side of the line something falls on matters, because it usually decides who repairs and insures it.

The strata corporation: you're a member automatically

The moment you buy a strata lot, you become a member of the strata corporation — the legal entity made up of all the owners. You don't apply or opt in; ownership makes you a member. The corporation can enter contracts, hold funds, make bylaws, and sue or be sued, and it's responsible for managing and maintaining the common property.

Think of it as a small non-profit organization that you co-own with your neighbours and that exists to run the building.

The strata council: your elected volunteers

Owners can't all make every decision, so at each AGM they elect a strata council — a handful of owner-volunteers who handle the day-to-day: approving repairs, enforcing bylaws, managing the budget and hiring contractors (or a strata management company). Council members owe the strata a duty to act honestly, in good faith and in the community's best interests.

Many stratas hire a licensed strata manager to support council with the administrative and financial heavy lifting, but the council still makes the decisions. (Curious what that costs? See how much strata management costs in BC.)

Strata fees, the budget and the reserve fund

Every owner pays strata fees — usually monthly — calculated from a Schedule of Unit Entitlement, so larger lots generally pay more. Your fees flow into two places:

The operating fund — day-to-day expenses that recur at least yearly: insurance, utilities for common areas, landscaping, cleaning, management and minor repairs.
The contingency reserve fund (CRF) — long-term savings for big-ticket, less-frequent projects like a new roof, elevator or repiping.

When the CRF can't cover a major cost, owners may face a special levy — a one-time charge on top of regular fees. For a fuller picture, read what strata fees cover in BC and what a special levy is.

Bylaws and rules

A strata runs on bylaws (the enforceable rules that govern the community) and rules (which usually govern the use of common property). Bylaws can cover pets, noise, renovations, parking, age restrictions and more. The Strata Property Act comes with a set of Standard Bylaws that apply by default until a strata files its own amendments.

Not everything a strata writes down is enforceable, though — bylaws must comply with the Act and other laws. Recent changes have also swept away most rental restrictions and reshaped short-term-rental rules, so some older bylaws may no longer hold up.

Meetings and voting

Owners have a real say through meetings:

The Annual General Meeting (AGM) happens once a year to approve the budget, elect council and vote on major items.
Special General Meetings (SGMs) can be called between AGMs for urgent decisions.

Most everyday votes pass by a simple majority, while bigger decisions (many bylaw changes, or spending from the CRF) need a ¾ vote. Your voting power is generally tied to your strata lot.

Key documents every owner should know

A few documents do a lot of heavy lifting in strata life:

Bylaws and rules — what you can and can't do.
Meeting minutes — the record of council and owner decisions.
The budget and financial statements — where the money goes.
The depreciation report — a long-range forecast of major repairs and reserve funding (now required and updated on a five-year cycle for most stratas).
Form B (Information Certificate) — a snapshot of a strata lot's fees, levies and more, usually requested when buying or selling.
Form F (Certificate of Payment) — confirms an owner's strata fees are paid up; needed to transfer title.

If you're comparing the last two, our Form B vs Form F guide breaks down which you need.

Types of strata in BC

Strata isn't just apartment towers. Common forms include:

Residential stratas — apartments and townhouses (by far the most common).
Commercial or mixed-use stratas — offices, retail, or a blend with residential.
Bare land stratas — where the lots are parcels of land rather than parts of a building (see what a bare land strata is).

Strata jargon, decoded

Keep this cheat sheet handy:

Strata lot — the part you own individually.
Common property — shared areas owned by all.
Limited common property — shared areas reserved for certain lots (e.g., your balcony).
Strata corporation — the legal entity of all the owners.
Unit entitlement — your share, used to set fees and votes.
CRF — the contingency reserve fund (long-term shared savings).
Special levy — a one-time charge for a big project.

Frequently asked questions

Is a strata the same as a condo? Essentially, yes. "Strata" is BC's legal term for what other provinces call a condominium. It covers apartments, townhouses and some detached-home communities.

Do I have to pay strata fees? Yes. Owning a strata lot obligates you to pay strata fees, which fund shared operating costs and the reserve fund. Not paying can lead to interest, liens and legal action.

Can I rent out my strata unit? In most cases, yes. Since 2022, BC law has removed most strata rental restrictions, though short-term rentals (like Airbnb) are separately regulated and can still be limited. Check your bylaws and local rules.

Who's in charge of a strata? The owners collectively, through the strata corporation, with day-to-day decisions made by an elected strata council — often with support from a licensed strata manager.