Condominiums (or Strata’s) can be a convenient and economic form of housing; however, owners have some important responsibilities. The following is a brief overview of some of the more common questions new owners have when owning in a strata corporation.
Please keep in mind strata corporation’s bylaws can vary significantly. The following answers mainly reflect the Standard Bylaws prescribed to each strata under the Strata Property Act.
A. Strata fees can be paid in one of three ways:
A. Each year you will receive a notice for the Annual General Meeting. In that notice will be the proposed budget.
The budget determines your share of strata fees for your strata lot based on unit entitlement. Typical expenditures include garbage removal, insurance, strata management, repair and maintenance of common property, snow removal, utilities (gas, water, sewer, hydro) and a monthly contribution to the Contingency Reserve Fund (savings plan for major repairs).
A. The Strata Property Act requires that strata fees be calculated in accordance with unit entitlement.
Unit entitlement is your proportionate share as determined by the area of your strata lot vs. the total area of all strata lots. The area of all strata lots is indicated on the Strata Plan (every strata corporation must have a strata plan). For example:
A. Bad idea, this could end up costing a lot of money.
The strata could register a lien against your strata lot, advise the mortgage company and request payment be added to your mortgage, levy fines against your strata lot or pursue a court ordered sale of your strata lot to recover outstanding strata fees. Further, strata fees, fines and special levies must all be paid up in order for you to sell your unit.
A. The exterior of your strata lot is considered common property.
Therefore it is controlled by the strata corporation through the strata council. Any changes to the exterior such as planting flowers, hanging signs or changing your front door must be approved in writing by the strata. Send a letter of request to the council giving as much detail of the requested change as possible including who will be doing the work, when will it take place and how will it be done. The strata council may require further information or conditions before granting permission.
A. This installation would typically be outside of a strata lot and would therefore be on common property.
Written approval from the strata council must be obtained before installing a satellite dish.
A. In most circumstances the answer is Yes.
Typically air-conditioning condensers are placed outside the unit or in a window which are both common property. Written approval from strata council must be obtained before installing an air-conditioner.
A. The strata corporation is required to insure all the buildings in a complex with the exception of a bare-land strata.
The strata’s insurance policy will not cover personal belongings, contents such as TV’s, furniture etc, and betterments. Betterments are any improvements you make to your unit that was not part of original construction. We strongly advise all owners to speak to an insurance broker to find out what coverage you require.
A. Please advise your property manager or a strata council member.
A. Contact your property manager immediately.
A. Call CML Properties at 250-372-1232 or email us to request a copy.
You can also visit the strata login page. Enter your strata’s username and password and download a pdf. version of the bylaws.
A. First try to solve the problem amicably with your neighbour.
The vast majority of disputes can be settled in a courteous and reasonable manner without the involvement of the strata council. If that doesn’t work, carefully read the strata’s bylaws and identify and document the bylaw your neighbour may be violating. You may provide this information in writing by completing a Bylaw Rule Violation Allegation Form and returning to the strata council via your property manager.
A. A Form K must be completed and submitted to the strata corporation.
Download a copy HERE. Make sure before renting your unit that the strata doesn’t have a bylaw restricting the number of rentals in your complex or that it prohibits rentals altogether.
A. Make sure you check your strata’s bylaws first!
Some strata corporations do not allow pets of any kind and many others restrict owners to one dog or one cat.
A. The CRF is a forced savings plan for each strata corporation required under the Strata Property Act.
The CRF is typically used to fund unforeseen expenses or major projects such as a new roof, exterior painting, deck replacement, insurance deductibles etc. If the CRF does not meet the minimum standard under the SPA the strata is required to contribute at least 10% of last year's operating expenses towards the CRF. Spending money from the CRF can only be done in emergency situations or a ¾ vote among owners at an Annual or Special General Meeting.
A. That would be nice, but the government says no.
The Strata Property Act states that owners are not entitled to any of the CRF upon selling their unit.
A. Typically the strata would need to approve a Special Levy.
A Special Levy is a charge to each strata lot to pay a proportionate share of the expense typically based on unit entitlement.
A. Go to the Annual General Meeting and let your name stand for strata council!
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