When you’re buying a home in British Columbia, one of the most common choices—especially in urban areas like Victoria or Vancouver—is a strata property. Condos, townhouses, and some duplexes all fall under strata ownership. While strata living comes with many benefits, it also means you’re buying into a community with rules, shared expenses, and collective decision-making.For first-time buyers or those new to strata life, the concept can feel confusing at first. What does it mean to be part of a strata? How do strata fees work? Who makes decisions? And what happens if the roof needs replacing?This guide will break down everything you need to know about strata living before you buy, so you can make an informed choice that fits your lifestyle and budget.

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What Is a Strata Property?

A strata property is a form of real estate ownership where individuals own their private units (such as a condo suite or townhouse) and share ownership of common property.Examples of common property include:

• Hallways, lobbies, elevators, and stairwells
• Roofs, exterior walls, and windows
• Gyms, pools, and community rooms
• Parking garages and visitor parking
• Gardens, pathways, and landscaping

When you buy a strata unit, you automatically become a member of the strata corporation, which is made up of all the owners in the development. Together, owners share the responsibility of maintaining and funding the common property.

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How Strata Governance Works

A strata corporation is like a mini-government. It’s run by a strata council, a group of volunteer owners elected by their neighbours at the Annual General Meeting (AGM).The council’s job is to:

• Enforce bylaws and rules
• Manage the building’s finances
• Hire contractors and property managers
• Oversee repairs and maintenance
• Communicate with owners

The council doesn’t operate independently—it reports to all owners, who can attend AGMs and Special General Meetings (SGMs) to vote on budgets, bylaws, and major decisions.

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What Strata Fees Usually Cover

One of the biggest adjustments for new strata owners is paying monthly strata fees. These fees are mandatory and fund the operation and upkeep of the property.Strata fees are divided into two main funds:

1. Operating Fund – Covers day-to-day expenses like:
   • Cleaning and janitorial services
   • Landscaping and snow removal
   • Garbage collection
   • Utilities for common areas (heating, lighting, water)
   • Minor repairs
2. Contingency Reserve Fund (CRF) – The “savings account” for big-ticket items like:
   • Roof replacement
   • Elevator upgrades
   • Plumbing or electrical overhauls
   • Window replacement

In some newer or luxury buildings, strata fees may also cover extras such as:

• Security and concierge services
• Swimming pools, gyms, or saunas
• Shared rooftop decks or lounges

Tip: Don’t automatically assume lower fees are better. Low fees may mean the strata isn’t saving enough for future repairs, which could lead to costly special levies later.

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The Benefits of Strata Living

Strata ownership appeals to many buyers because of the conveniences and protections it provides.

1. Shared Responsibility – Instead of paying alone for a new roof, costs are split among all owners.
2. Professional Management – Many stratas hire property managers to handle maintenance and finances.
3. Amenities – Gyms, pools, and lounges add value without the hassle of individual upkeep.
4. Community Atmosphere – Living in a strata often fosters a sense of neighbourhood and security.
5. Predictable Budgeting – Monthly fees cover many expenses you’d otherwise pay individually, such as building insurance or landscaping.

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The Challenges of Strata Living

While there are many advantages, strata living isn’t for everyone. Challenges include:

• Bylaws and Restrictions: You must follow the rules, even if you don’t agree with them. This can include pet restrictions, no smoking policies, or limitations on short-term rentals.
• Shared Decision-Making: You may not always agree with how money is spent or how issues are handled.
• Special Levies: If the contingency fund isn’t sufficient, owners may be required to pay extra to cover large repairs.
• Personality Conflicts: Disagreements can arise between owners or with the council.

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Why Strata Records Matter

If you’re considering buying a strata property, reviewing the strata documents is one of the most important steps in due diligence. These documents include:

• Meeting Minutes (AGMs, SGMs, council meetings) – Show what issues are being discussed.
• Financial Statements – Reveal how money is being managed.
• Depreciation Report – Outlines long-term repair needs and funding plans.
• Bylaws and Rules – Set expectations for daily living.

These records give you insight into whether the strata is well-managed and financially stable.

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Common Strata Bylaws You Should Know

Bylaws vary between properties, but here are some common ones:

• Pets: Some buildings allow pets, some restrict size/number, and others ban them entirely.
• Rentals: Rules on whether units can be rented out (long-term or short-term).
• Noise: Restrictions on noise levels or quiet hours.
• Renovations: Approval may be required for interior upgrades.
• Parking and Storage: Assignments and rules for use.

Before buying, always check the bylaws to make sure the property fits your lifestyle.

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Is Strata Living Right for You?

Ask yourself these questions:

• Am I comfortable following community rules?
• Do I prefer predictable monthly expenses, even if they seem high?
• Am I okay with group decision-making on repairs and improvements?
• Do I value amenities and shared maintenance?

If you answered “yes” to most of these, strata living may be an excellent choice. If you prefer full control and independence, a detached home may be better.

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Final Thoughts

Buying into a strata isn’t just about purchasing four walls—it’s about joining a community that requires cooperation, financial responsibility, and respect for bylaws. Done right, it can be a secure and enjoyable form of homeownership.The best protection as a buyer is to:

• Review the strata’s documents thoroughly.
• Understand what strata fees cover.
• Consider the long-term financial health of the corporation.

If you know what to expect, strata living can offer convenience, community, and peace of mind.