Blog
Strata guides from the Avesta team.
Council playbooks, BC Strata Property Act explainers, AGM templates, and the day-to-day questions every council eventually asks.
Strata Management
Hiring a strata manager in Squamish, Whistler, and the Sea to Sky: fees, contracts, and switching.
Sea to Sky Strata Management: How Local Councils Hire
How Squamish, Whistler, and Pemberton strata councils choose a local manager. Fees, contracts, in-person attendance, and the Sea to Sky's regional quirks.
ReadSquamish Strata Management: A Council's Guide
What strata management in Squamish costs, what's included, and how councils hire well. Plain-English guide from a local manager licensed since 2011.
ReadWhistler Strata Management: A Council's Guide
What strata management in Whistler costs, what's included, and how Phase 1, Phase 2, and resident buildings differ. From a local strata management team.
ReadStrata Management Costs in Squamish: A Real Breakdown
What a Squamish strata management fee actually buys. Line-by-line breakdown of the labour buckets behind a flat-fee contract. Hire smarter, see what's in the fee.
ReadStrata Management Costs in Whistler: A Real Breakdown
Whistler strata management costs run higher than Squamish for real reasons. Line-by-line breakdown of insurance, contractors, and peak-season turnover.
ReadSwitching Strata Managers in BC: How and When
How to switch strata managers in BC: notice period, records transfer under SPA s. 35, bank signing authority, contractor list, AGM timing. A clean handover in 60 days.
ReadCouncil & Governance
Council meetings, AGMs, voting, quorum, minutes, and the Strata Property Act in plain English.
How to Run a Strata Council Meeting in BC: A Complete Guide
Complete guide to running a BC strata council meeting: agenda, notice under SPA s. 50, quorum, voting, in-camera items, minutes. Practical playbook for councils.
ReadStrata Annual General Meeting (AGM): A BC Council's Guide
Plan a compliant strata AGM in BC: notice periods, quorum, budget approval, council elections, and minute filing, from a Squamish manager since 2011.
ReadConflict of Interest on Strata Councils: Rules and Disclosure
How conflict of interest works on BC strata councils, disclosure rules under SPA s. 32, recusal mechanics, and contractor-relative situations. Plain English guide.
ReadElectronic Voting in BC Stratas: Rules and Best Practices
Electronic voting in BC stratas, 2022 SPA updates, hybrid AGM rules, recording requirements, and CRT decisions. A council's guide to running clean e-votes.
ReadHow to Get Elected to Your Strata Council
A practical guide for BC strata owners thinking about running for council, eligibility, nomination, AGM mechanics, and what to expect in year one. Plain language.
ReadQuorum Rules for BC Strata Meetings
How quorum works for BC strata AGMs (SPA s. 48) and council meetings (s. 19). What to do when quorum fails, proxies, rescheduling, and the half-hour rule.
ReadHow to Remove a Strata Council Member in BC
How to remove a BC strata council member under SPA s. 33, majority vote at SGM, automatic removal triggers, and why mediation usually beats the formal route.
ReadSpecial General Meetings (SGMs) in BC: When and How to Call One
How to call a Special General Meeting in a BC strata, council-initiated under SPA s. 43, owner-petitioned at 20%, notice rules, and common reasons to convene.
ReadStrata Council Meeting Minutes: What Must Be Recorded
What BC strata council meeting minutes must record under SPA s. 35 and s. 36, decisions, votes, motions, owner access, and in-camera items. A practical guide.
ReadThe Role of Strata Council Members: Duties, Rights, and Liabilities
BC strata council member duties under SPA s. 31, personal liability protections under s. 32, fiduciary obligations, and what councils can't delegate. Plain-English guide.
ReadStrata Council vs Owner Powers: Who Decides What?
What can a BC strata council decide alone vs what needs an owner vote? Maintenance vs significant change, budget vs special levy, contractor vs major capital project.
ReadVoting at Strata Meetings: Majority, 3/4, and Unanimous Votes Explained
When to use a majority, 3/4, or unanimous vote in your BC strata. Section-by-section guide to SPA voting thresholds for bylaws, special levies, and common property.
ReadStrata Fees & Finance
How strata fees are set, special levies, the contingency reserve fund, budgets, and audits in BC.
How Strata Fees Are Calculated in BC
Learn how strata fees are calculated in BC: unit entitlement, operating budget math, CRF contributions, and the AGM vote that sets your monthly fee.
ReadStrata Special Levies in BC: When They're Allowed and How They Work
Strata special levies in BC explained: SPA s. 108 mechanics, the 3/4 vote, payment timelines, allocation, and what happens if owners can't pay.
ReadWhat to Do If You Can't Pay Your Strata Fees
Can't pay your strata fees in BC? Here's how to talk to your council, negotiate a payment plan, and understand the s. 116 lien process before it costs you your home.
ReadContingency Reserve Fund (CRF) Minimum Contributions in BC
BC strata CRF minimum contributions explained: the 10% rule, SPA s. 96, Regulation 6.1, and the AGM vote required to contribute more or less.
ReadLate Strata Fee Penalties and Liens in BC
Late strata fee penalty and lien rules in BC explained. Learn how SPA s. 116 liens attach, interest under s. 107, and how owners can fight or fix it.
ReadOperating Fund vs Contingency Reserve Fund: What's the Difference?
Operating fund vs contingency reserve fund in BC strata: what each can pay for, transfer rules, and SPA s. 92 and s. 93 explained for councils and owners.
ReadStrata Audits in BC: When Are They Required?
BC strata audits are not mandatory under the Strata Property Act, but councils can trigger them. Here's when an audit is required, optional, or worth it anyway.
ReadStrata Budgets: How They're Created and Approved
How a BC strata budget is built, presented, and voted on at the AGM under SPA s. 103. Operating + CRF mechanics, majority vote, and what happens if it fails.
ReadReading a Strata Financial Statement: An Owner's Guide
How to read your BC strata's monthly financial statement: operating, CRF, AR, AP, and reconciliations. Spot problems early with this owner's guide.
ReadInterest-Free Loans vs Special Levies for Funding Big Projects
Compare strata corporation loans and special levies for funding capital projects in BC. Borrowing rules, AGM votes, lender requirements, and a $200K example.
ReadYear-End Surplus and Deficit Rules for BC Stratas
How BC stratas handle a year-end surplus or deficit under SPA s. 105. Refund, retain, or recover, with AGM mechanics and practical examples.
ReadBylaws & Enforcement
Drafting bylaws, filing amendments, hearings, fines, and the most-disputed bylaws in BC stratas.
Enforcing Bylaws: A BC Strata Council's Step-by-Step Guide
Enforcing strata bylaws BC: SPA s. 129–135 workflow, particulars notice under s. 135, hearings, fines, and liens. Practical 2026 guide for councils.
ReadStrata Bylaws vs Rules: What's the Difference?
Strata bylaws vs rules BC: how they differ, what each can do, registration requirements, and which one your strata should use. Practical 2026 guide.
ReadAge-Restriction Bylaws in BC: Recent Changes (Post Bill 44)
Bill 44 ended most age-restriction bylaws in BC strata except 55+. Learn what changed, what's grandfathered, and how it affects buyers and current owners.
ReadBylaw Infraction Hearings in BC: How They Work
How a bylaw infraction hearing in BC strata works under SPA s. 135, notice, hearing conduct, decision, and written reasons. A defensible council playbook.
ReadCommon Bylaw Disputes in BC Stratas and How to Resolve Them
The five most common bylaw disputes in BC stratas, parking, pets, noise, smoking, rentals, and the resolution path that actually works for council.
ReadFiling Bylaw Amendments with the Land Title Office
File bylaw amendment Land Title Office BC: forms, fees, the 60-day window, certification, and what happens if you miss the deadline. Practical 2026 guide.
ReadHow to Change Your Strata Bylaws in BC
Change strata bylaws BC: full SPA s. 128 process, 3/4 vote mechanics, Land Title Office filing, effective dates, and common pitfalls councils should avoid.
ReadMaximum Strata Fines in BC and How to Apply Them
The maximum strata fine in BC is $200 per bylaw breach and $500 for rental restrictions. Learn the limits, continuing contraventions, and how to apply them.
ReadNoise Complaints in Strata Buildings: How Councils Should Handle Them
How BC strata councils should investigate noise complaints, document evidence, apply bylaws, and escalate to municipal enforcement. Proven workflow from a Sea to Sky strata manager.
ReadPet Bylaws in BC Stratas: What's Enforceable
What pet bylaws BC strata corporations can actually enforce, size and number limits, breed restrictions, service animals, and recent CRT case outcomes.
ReadSmoking and Cannabis Bylaws in BC Stratas
How BC stratas regulate smoking and cannabis post-legalization, restrictions, grandfathering, balcony rules, smoke migration claims, and recent CRT cases.
ReadMaintenance & Common Property
Common vs limited common property, depreciation reports, repairs, and major project planning.
Strata Depreciation Reports in BC: What They Are and Why They Matter
Everything BC strata councils need to know about depreciation reports, SPA s. 94, the 30-year forecast, who can write them, how to read one, and how to use it for CRF planning.
ReadBuilding Envelope Failures in BC: A Strata's Worst Nightmare
BC building envelope failures explained: warning signs, inspection process, and the $500K to $2M+ remediation costs facing strata councils in 2026.
ReadCommon Property vs Limited Common Property: An Owner's Guide
What's common property vs limited common property in a BC strata, who pays for repairs, and how to read your strata plan. Owner-friendly guide with real examples.
ReadHiring Contractors as a Strata Council: What to Know
Hire contractors for your BC strata correctly. Multiple quotes, WCB and insurance verification, contract structure, change orders, liens, and council fiduciary duty.
ReadMandatory Depreciation Reports: New BC Rules for 2024 and Beyond
BC's new Bill 22 rules make depreciation reports mandatory on a 5-year cycle for stratas of 5+ lots. Deadlines, costs, and council obligations explained.
ReadHow to Plan a Major Strata Project (Roof, Envelope, Boiler)
A council's playbook for major strata projects in BC: roof, envelope, boiler. Consultant engagement, funding votes, contractor selection, oversight.
ReadRepairing Strata Decks and Balconies in Coastal BC
Plan strata deck and balcony repair in BC. Coastal waterproofing, common vs limited common property, membrane costs, and Sea-to-Sky freeze-thaw realities.
ReadStrata Maintenance Schedules: What Should Be on Yours
Build a real strata maintenance schedule for your BC building. Annual, quarterly, monthly, weekly tasks with a Sea-to-Sky year-at-a-glance sample.
ReadWindow Replacement in BC Stratas: Who Pays and How to Coordinate
Who pays for window replacement in a BC strata? Common property vs limited common property explained, plus how to coordinate building-wide programs.
ReadWho Pays for Repairs in a Strata Building?
Decision tree for who pays strata repairs in BC. Owner vs strata responsibility, insurance eligibility, special levy implications. Plain-language guide with examples.
ReadStrata Insurance
Strata corporation insurance, deductibles, owner unit policies, and claims after the 2020 BC crisis.
Strata Insurance in BC After the 2020 Crisis: Where We Stand
Strata insurance in BC after the 2020 crisis. What premiums, deductibles, FireSmart, and wildfire underwriting look like in 2026, and how councils should prepare.
ReadInsurance for Strata Common Property vs Owner Units
What the BC strata policy covers vs what the owner policy covers. Drywall, fixtures, betterments, contents. Real examples and a clear demarcation map.
ReadHow to Lower Your Strata's Insurance Premium
Eight ways BC strata councils can reduce insurance premiums in 2026. Multi-broker quotes, leak detection, FireSmart, claims history, building updates.
ReadOwner Unit Insurance (Condo Insurance): What You Actually Need
Plain-English guide to condo insurance for BC strata owners. Coverage, betterments, loss assessment, deductible buyback. Buy the right policy in 2026.
ReadStrata Corporation Insurance: What It Covers and What It Doesn't
What strata corporation insurance covers in BC under SPA s. 149-150. Full replacement, liability, fidelity, D&O, and the owner gaps that need separate policies.
ReadStrata Deductibles in BC: How They've Changed
Strata deductibles in BC have jumped from $5K to $250K since 2020. Understand SPA s. 158 owner liability, recovery mechanics, and how to protect yourself as an owner.
ReadStrata Insurance Claims: A Step-by-Step Guide
How to handle a strata insurance claim in BC. Notice, adjuster, deductible vote, repair coordination, chargeback. The full council playbook for 2026.
ReadWho Pays the Strata Insurance Deductible After a Loss?
Who pays the strata insurance deductible after a leak or fire in BC? Real examples, the SPA s. 158 negligence test, and how to protect yourself in 2026.
ReadDisputes & the CRT
Civil Resolution Tribunal claims, mediation, neighbor disputes, and Strata Property Act compliance.
Civil Resolution Tribunal (CRT) for BC Stratas: Everything You Need to Know
Plain-English guide to the Civil Resolution Tribunal for BC stratas. Jurisdiction, filing fees, process stages, and enforcement. Read before you file or defend.
ReadCommon CRT Strata Decisions and What They Mean for You
Pattern analysis of recurring BC strata CRT decisions. Records access, hearing procedure, bylaw enforcement, deductible recovery, with real CRT case references.
ReadHow to Defend a CRT Claim as a Strata Council
Strata council guide to defending a CRT claim in BC. Response deadlines, evidence prep, facilitation strategy, settle-vs-fight decisions, and documentation tactics.
ReadHow to File a CRT Claim Against Your Strata
Step-by-step guide for owners on filing a CRT claim against a BC strata. Eligibility, claim types, Solution Explorer, fees, and response timelines. File with confidence.
ReadWhen Can an Owner Sue the Strata Corporation?
When and how an owner can sue a strata corporation in BC. CRT vs Supreme Court jurisdiction, monetary limits, significant unfairness, common grounds, and remedies.
ReadStrata Mediation in BC: When to Try It Before the CRT
BC strata mediation explained. SPA section 177 mediation, mediator selection (CHOA and private), cost framing vs CRT, confidentiality, and when mediation actually works.
ReadNeighbor Disputes in Strata Buildings: A Practical Approach
How to handle strata neighbor disputes in BC, noise, smoke, pets, parking. Practical de-escalation, documentation, council escalation, and CRT pathway from a Squamish strata manager.
ReadStrata Property Act Compliance: How Councils Avoid Legal Trouble
The top Strata Property Act compliance failures that lead to CRT losses in BC. Records access, hearings, bylaw filing, AGM notice, and a practical council checklist.
ReadBuying & Selling
Form B, Form F, depreciation reports, document review, and red flags for strata buyers and sellers.
What to Look for When Buying a Strata in BC
What to look for when buying a strata in BC. Document review checklist, Form B, depreciation report, fee trajectory, envelope inspection, bylaw red flags. From a Squamish strata manager.
ReadeStrataHub Forms B and F: How to Order Online
How to order BC strata Forms B and F through eStrataHub, account setup, ordering steps, fees, turnaround, and what to verify when documents arrive.
ReadReading a Depreciation Report Before Buying a Strata
How buyers should read a BC strata depreciation report, the schedule of major expenditures, CRF balance, contribution rates, and red flags. Practical, plain-language.
ReadSelling Your Strata Unit: What Documents You Need
Selling a BC strata? Here's the exact document checklist, Form B, Form F, minutes, financials, bylaws, depreciation report, with fees and turnaround times.
ReadStrata Document Review: Red Flags for Buyers
Top red flags BC strata buyers should look for in minutes, financials, bylaws, and depreciation reports. Practical due diligence from a local strata manager.
ReadStrata Form B Information Certificate: A Buyer's Guide
How to read a Strata Form B in BC. Fees, levies, lien status, insurance, depreciation report, pending litigation. Field-by-field walkthrough from a Squamish strata manager.
ReadStrata Form F Certificate of Payment: What It Tells You
What a BC strata Form F tells you, why conveyancing depends on it, and how to verify outstanding fees and special levies before closing on a strata lot.
ReadRentals in Stratas
Form K, Bill 44 rental bylaw changes, the new short-term rental rules, and landlord responsibilities.
Short-Term Rentals in BC Stratas: The 2024 Provincial Rules
BC's Short-Term Rental Accommodations Act (Bill 35) explained. Principal residence rules, 90-day exemption, registration, and what strata bylaws still control.
ReadStrata Rental Bylaws After Bill 44 (2024): What Changed
Bill 44 ended BC strata long-term rental bans and rental caps. Learn what's still allowed, age restriction changes, and what councils must update. Avesta's 2026 guide.
ReadBylaw Enforcement Against Tenants: Who's Responsible?
Confused about bylaw enforcement tenants BC strata? Learn who pays the fine, how owners pass costs to tenants under the RTA, and the exact council workflow.
ReadForm K in BC: What Tenants of Strata Units Must Sign
Form K is the BC strata tenant acknowledgement under SPA s. 146. Learn who signs it, when it's due, and what enforcement looks like. Avesta's plain-English guide.
ReadLong-Term Rentals in a Strata: Property Manager Tips
Owning a long term rental in a BC strata? Tips on tenant screening, lease language, deposits, insurance, and council communication from a Squamish strata manager.
ReadRenting Out Your Strata Unit: A Landlord's Checklist
Step-by-step checklist for renting out a BC strata unit. Bylaw review, Form K, insurance, tenant screening, deposits, and strata notification. Avesta's owner guide.
ReadSquamish Short-Term Rental Bylaws: What Owners Should Know
Squamish short term rental bylaws have changed fast. Learn the 2022-2024 District rules, zoning, licensing, and how they stack with provincial STR law and strata bylaws.
ReadWhistler and Pemberton Short-Term Rental Rules
Whistler's STR rules, Pemberton's STR framework, Phase 1 and Phase 2 zones, and how strata bylaws overlay the municipal and provincial rules.
ReadSea to Sky
Whistler, Squamish, and Pemberton: wildfire prep, bears, snow, and resort-town strata realities.
Squamish's Strata Boom: How the New Towers Are Run
Squamish strata in new towers is hitting first-cycle realities, developer handover, first envelope inspections, depreciation reports. Local strata manager's playbook.
ReadStrata Living in Whistler: What Resort Owners Should Know
Strata living Whistler is unique, Phase 1, Phase 2, peak-season wear, RMOW bylaws, contractor access. Full guide for resort and resident owners from a local strata manager.
ReadBears and Wildlife: Garbage Management for Whistler and Squamish Stratas
Bear wildlife garbage strata rules for Whistler and Squamish. Bylaws, fines, enclosure costs, and council steps. Local Sea to Sky strata managers since 2011.
ReadOff-Season vs Peak Season Strata Management in Resort Towns
Off season peak season strata management for Whistler and Sea to Sky resort towns. Plan projects, emergencies, and meetings to match the calendar.
ReadPemberton's Growing Strata Communities: What to Know
Pemberton strata guide. New townhome stock, contractor network, SLRD vs Village zoning, and Mount Currie relations. Local strata managers since 2011.
ReadWhistler Phase 1 vs Phase 2 Properties: Strata Implications
Compare Phase 1 vs Phase 2 Whistler strata properties on rentals, GST, property tax, and management complexity. Local guide from a Sea to Sky strata firm.
ReadSnow Removal and Sanding for Sea to Sky Stratas
Snow removal sea to sky strata guide. Contractor selection, response-time SLAs, sand vs salt, and slip-and-fall liability. Local strata managers since 2011.
ReadWildfire Preparation for Sea to Sky Stratas
FireSmart compliance, defensible space, and wildfire preparation for strata BC councils. Practical guide from Sea to Sky strata managers.
ReadOwners & Residents
Parking, EV charging, renovations, BBQs, pets, water damage, and the everyday strata questions.
Strata Parking Rules in BC: A Complete Guide
Understand strata parking rules in BC: common property vs limited common property, transfers under s. 76, bylaw restrictions, and EV charging. Read the guide.
ReadStrata Renovations: What Needs Approval and How to Get It
Strata renovation approval BC: which alterations need council consent vs a 3/4 vote, the application process, conditions, and insurance. Read the complete guide.
ReadBalcony BBQ Rules in BC Stratas
Can you BBQ on your BC strata balcony? Learn how fire code, strata bylaws, and insurance interact, and what propane, electric, and charcoal rules really mean.
ReadBedbugs in Strata Buildings: A Council Action Plan
BC strata council action plan for bedbugs: identification, professional treatment, neighbour-unit coordination, cost allocation, and resident communication.
ReadEV Charging in Strata Parking: The 2024 Rules
BC's 2024 EV charging strata reforms give owners new rights to install chargers in their stalls. Learn the approval process, costs, and electrical requirements.
ReadHardwood Floor Installations in Strata Units: Avoiding Disputes
Planning hardwood floors in a BC strata? Understand bylaws, underlayment specs, council approval, and how to resolve noise complaints before they escalate.
ReadMold and Moisture in BC Stratas: Coastal Climate Issues
Mold and moisture in BC strata buildings: common causes, professional assessment, remediation responsibility, health implications, and council action steps.
ReadPet Ownership in BC Stratas: What's Reasonable
BC strata pet bylaws explained: registration, size and breed limits, service-animal exceptions, and how to prevent disputes before they reach the CRT.
ReadStrata Common Areas: Lobbies, Hallways, and Lounges
BC strata common areas explained: lobbies, hallways, lounges, decorating, events, alcohol, and storage rules. Plain-language guide for owners and councils.
ReadStrata Pest Control: Who Pays for What
Who pays for pest control in a BC strata? Common property vs unit responsibility, owner obligations, entry rights, and when the strata foots the bill.
ReadWater Damage Between Strata Units: Who's Responsible?
Who pays when water damages a BC strata unit? Negligence vs common-property failure, s. 158 deductible chargebacks, and insurance interaction explained.
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