What to Do If You Can't Pay Your Strata Fees

If you're a BC strata owner reading this because you can't make this month's fee, take a breath. You're not the first owner in this position and you won't be the last. The financial pressure of 2024–2026 (insurance premium spikes, fee increases, and special levies hitting first-cycle Sea-to-Sky buildings) has put many BC owners behind on payments at some point. The good news: the system is built to work with owners who communicate honestly and act in good faith. The bad news: silence is the fastest route to a lien and, in rare cases, a forced sale. This is the practical playbook for owners falling behind on strata fees. What to do this week, what to expect from your council, and how to avoid the worst outcomes.

First: don't ignore it

The most important thing to do (today, not next month) is to tell your strata council or manager that you have a problem. You don't need to explain medical history, job loss details, or any other personal circumstances. You just need to communicate, in writing, that you've fallen behind and want to discuss a payment plan.

A simple email is enough:

"Hello, I'm the owner of [your unit number]. I'm writing to let you know I will not be able to pay [the May fee / the special levy due June 1 / the past two months of fees] on time, and I'd like to discuss a payment plan. I'm able to commit to [X] per month starting [date]. Please advise on next steps."

That email accomplishes several things at once:

1. It demonstrates good faith, important if the dispute ever reaches the Civil Resolution Tribunal.
2. It triggers most councils to engage rather than escalate.
3. It creates a written record of your communication.
4. It lets the council and manager respond with their formal process.

Most BC strata councils we work with respond to good-faith outreach within 5–10 business days with a payment-plan proposal. Many will accommodate 3–12 month installment plans for past-due amounts without registering a lien, provided the owner stays current on new fees and follows the plan.

What the strata can charge you

When you fall behind, the strata has limited but real collection tools:

• The underlying debt. Every unpaid fee, special levy installment, and lawful fine remains owed.
• Interest, only if a bylaw authorizes it. Common rate: 10% annually.
• Late fees, only if a bylaw authorizes them. Typical: $25–$50 per missed payment.
• Legal and lien costs. Once formal collection starts, the corporation's reasonable costs (lawyer fees, lien registration fees) can be added to the debt under s. 118.
• Court costs if the matter escalates to litigation or a forced sale.

What the strata cannot do:

• Cut off your water, heat, or electricity for non-payment of fees (separate from utility shutoffs handled by the provider).
• Lock you out of your unit.
• Block you from common property (a bylaw can restrict amenity access, see below, but not unit access).
• Refuse to issue a Form B Information Certificate when you sell, though they can include the unpaid amount on it.

The payment plan: what to propose

When you ask for a payment plan, come prepared with a realistic offer. Councils respond better to "I can do $400/month for the next 8 months on top of my regular fees" than to "I can't pay, help." A workable plan typically has:

• A clear monthly installment amount in addition to current fees.
• A start date (next pay period).
• A total payoff date.
• An acknowledgment that missing one installment ends the plan and triggers formal collection.
• Your signature and the council's signature (or licensed manager's, with council authority).

If you can't afford even your regular monthly fee (not just the past-due amount) that's a deeper conversation. You may need to explore selling the unit, refinancing, or in extreme cases applying for the BC government's homeowner assistance programs. A licensed insolvency trustee or a non-profit credit counsellor can help map options.

The lien process: SPA section 116

If communication breaks down or the debt grows past the council's comfort threshold, the strata corporation can register a statutory lien against your strata lot under Strata Property Act s. 116. The lien:

• Is filed at the BC Land Title Office and is publicly visible.
• Covers unpaid fees, special levies, fines (in some cases), and reasonable collection costs.
• Takes priority over most other claims against your title, except prior mortgages.
• Stays on title until paid in full or otherwise discharged.
• Affects your ability to refinance, get a HELOC, or sell.

The lien itself isn't the end of the world. It's a recovery tool, not a punishment. The corporation can register a lien as soon as fees are unpaid, but in practice most BC stratas wait 60–120 days and send at least two formal demand letters first. The lien gives the corporation a secured claim on the unit. It doesn't immediately force a sale.

For a detailed walk-through, see our strata lien process guide.

The forced-sale risk

In extreme cases under SPA s. 117, the strata corporation can apply to the BC Supreme Court for an order forcing the sale of the strata lot to satisfy the lien. This is rare in the Sea to Sky. But it does happen.

A forced sale typically requires:

• An unpaid balance large enough to justify the legal cost (usually $15,000+).
• 6+ months of unsuccessful collection attempts.
• A registered lien.
• Court approval of the application.

If you receive notice of an upcoming forced-sale application, get legal advice immediately. The window to negotiate or pay shrinks fast once the corporation files. Most forced-sale applications settle before the hearing (owners refinance, sell on their own timeline, or arrange last-minute payment with family) but you need a lawyer in your corner.

CRT and dispute options

If you genuinely believe the fees are wrong (not unaffordable, but wrong) you have remedies through the Civil Resolution Tribunal. The CRT has exclusive jurisdiction over most BC strata disputes under $5,000 and many strata governance disputes regardless of amount.

Common CRT applications:

• Challenging the validity of a special levy under improper notice or vote.
• Disputing fines as unlawful or improperly imposed.
• Challenging the application of an interest charge without proper bylaw authority.
• Disputing the allocation of fees in sectioned stratas.

What the CRT will NOT do:

• Forgive fees you legitimately owe because you can't afford them.
• Reverse a properly approved budget because you disagree with it.
• Block a properly registered lien.

CRT decisions on this issue make the point clearly: owners who stop paying fees during an active dispute about the validity of a special levy are routinely held liable for both the levy (when the tribunal upholds it) and the corporation's collection costs. Don't withhold payment as a negotiating tactic. Pay under protest if you have to, then pursue the dispute formally.

Selling vs holding

For some owners, the realistic answer to "I can't pay" is "I need to sell." This is harder than it sounds in 2026 (interest rates, market conditions, and Form B disclosure of unpaid amounts all matter) but it's often the cleanest exit when monthly fees have outgrown income.

Practical considerations:

• Form B disclosure. Any pending special levy or unpaid fees must be disclosed on the Form B Information Certificate buyers request. This affects pricing.
• Lien on title. A registered lien must be paid out of sale proceeds at closing. The buyer's lawyer requires this.
• Realtor selection. Choose a realtor who has experience with strata sales in your building type. They can pre-empt buyer concerns about the strata's financial health.

If you're considering selling, our selling a strata property in BC guide walks through the full process.

What about the council's side?

If you're a council member reading this from the other direction (wondering how to handle an owner in arrears) the same principles apply. Engage early, document everything, offer payment plans where reasonable, and don't hesitate to use the lien process when communication breaks down. A formal lien is not punitive. It's a fiduciary duty owed to the other paying owners.

"Carry every owner's balance on a monthly statement and review it at every council meeting. Twice a year, send personal letters from the council president, not just the manager. It changes the dynamic. Owners realize the council is paying attention and most catch up before formal action." , practice we recommend to councils

The corporation has a duty to all owners under s. 4, which includes recovering fees from non-paying owners so the cost doesn't fall on everyone else.

Final word

If you can't pay your strata fees this month, the action item is simple: write your council or manager today. Honest communication beats every other strategy by a wide margin. The councils we work with across the Sea to Sky are people, not banks. They want to help owners stay in their homes when they're acting in good faith. The system gets ugly only when communication stops.

For the broader context of how fees work, see our strata fees calculation guide. For special levy specifics, see our special levies in BC post. And if you're a Sea-to-Sky owner who needs to talk through your situation, reach out. Sometimes a 15-minute call clarifies the path forward.