About strata corporations, strata sections, and strata property managers

It’s important to understand the difference between a strata corporation or strata section, and a strata property manager. A strata property manager cannot be named as a party to a CRT strata dispute, either as an applicant or as a respondent. A strata corporation or strata section can be named as a party to a CRT strata dispute.

What is the difference between a strata council or section executive and a strata property manager?

Strata Councils and Section Executives

The strata council or section executive are the elected executive for the strata corporation or section. It has important responsibilities.

The strata council’s or section executive’s role is to:

  • Act as the managing body for the strata corporation or strata section
  • Make daily decisions that help the strata corporation or strata section operate smoothly
  • Operate according to the Strata Property Act, regulations, bylaws and rules, or a majority vote of the owners

The strata council or strata section can hire a strata property manager to help with the day-to-day operations of the strata corporation or section. But hiring a strata property manager doesn’t change the strata council’s or section executives’ responsibilities. The strata council or section executive is still responsible for making sure it meets its obligations under the Strata Property Act and the strata’s bylaws.

Strata Property Managers

The strata council or section executive can pay a strata property manager to help run the strata corporation or section. Strata property management companies offer a range of services.

Strata property managers are licensed and regulated by the BC Financial Services Authority (BCFSA). BCFSA also addresses public complaints about strata property managers.

Strata property managers might help the strata council or section executive by:

  • Attending strata council or section executive meetings
  • Preparing the minutes of all meetings, including strata council or section meetings
  • Distributing minutes from meetings to owners
  • Preparing annual budgets and financial statements
  • Collecting strata fees and other money owed to the strata corporation or section
  • Paying strata corporation or section bills
  • Securing suitable insurance for the strata corporation or section
  • Keeping records for the strata corporation or section
  • Providing access to strata corporation or section records
  • Preparing documents on behalf of the strata corporation, such as an Information Certificate (Form B) or Certificate of Payment (Form F)
  • Entering into contracts and arranging services for the strata corporation or section for things like landscaping, insurance, electrical services, maintenance, and more
  • Hiring and supervising employees who work for the strata corporation or section
  • Providing emergency contacts and services

Property managers or property management companies cannot apply for strata dispute resolution. They also cannot be named as the respondent. The CRT Rules require that a strata corporation must act through an authorized member of the strata council. A strata section must act through an authorized member of the section executive.

FAQ

  • What address do I use for a strata corporation?

    It’s important to use the strata corporation’s address that is listed in the Land Title Office. If you don’t use this address, you may not be able to enforce your decision, especially if the strata corporation doesn’t respond and you are seeking a default decision against it.

    Land Title Office

  • What are some of the limits on strata property managers?

    Under the Strata Property Act and regulations, a strata manager or strata management company is not allowed to:

    • Act as an arbitrator in an arbitration proceeding without the consent of all parties
    • Keep strata corporation records beyond four weeks after that manager has been removed or replaced by the strata corporation
    • Act as a proxy holder for any voter in the strata corporation
    • Hold a hearing on behalf of the strata council

    Under the Standard Bylaws (which can be amended), a strata manager is not allowed to:

    • Determine if a person has contravened a bylaw or rule
    • Determine if a person should be fined or determine the amount of a fine for the contravention of the bylaws or rules
    • Determine if a person should be denied access to a recreational facility
    • Spend strata corporation money for a specific expenditure without a strata council resolution authorizing the specific expenditure or
    • Spend strata corporation money for general expenditures without a general spending authority by a strata council resolution. The resolution must set out the maximum sums that can be spent, the purposes for which money can be spent, and any conditions that have to be met before money can be spent.

    This information was adapted from the Ministry of Housing’s strata housing website. That site has more detailed information about strata councils and strata property managers.

  • What is a strata council hearing?

    A hearing is an opportunity to be heard in person at a council meeting. The request must be made in writing, and the strata council must hold a meeting to listen to an owner or tenant’s perspective on a problem or dispute. An owner or tenant can provide information, documents or evidence to support their position.

    You might ask for a hearing to:

    • Ask the strata council for a decision about something
    • Make a formal request for something
    • Present information and explain your position on a dispute

    You are required to request a hearing with your strata council before applying for CRT dispute resolution. If you resolve your problem at the hearing, you won’t need to apply to the CRT for dispute resolution or pay the CRT fees.

    To learn more about strata council hearings for different types of problems, try using the Solution Explorer.