In our first post, we explored the basics of strata living, including fees, bylaws, and what it means to own a condo or townhouse within a strata corporation. Now, let’s go deeper into how these communities are actually managed.Behind every well-run strata is its strata council—a volunteer board of owners who oversee operations, finances, and enforcement of bylaws. If you’ve ever wondered who decides how much your strata fees will be, who enforces pet policies, or how repairs get prioritized, the answer is almost always the strata council.Understanding how the council functions—and the importance of Annual General Meetings (AGMs) and meeting minutes—is crucial if you’re buying or already living in a strata property.
Next in the series: Now that you understand how strata governance works, it’s time to dive deeper into the numbers. Learn how to read financial statements, understand depreciation reports, and spot red flags in the next post: Decoding Strata Financials – Depreciation Reports, Contingency Funds, and Strata Fees
What Is the Strata Council?
The strata council is essentially the “board of directors” of the strata corporation. Members are elected by owners at the Annual General Meeting (AGM) and serve for a one-year term (unless otherwise decided by bylaw).Responsibilities of the Strata Council
The council has a broad range of duties, including:- Enforcing bylaws and rules
- Managing day-to-day maintenance and repairs
- Preparing budgets and financial statements
- Hiring and supervising property managers and contractors
- Calling meetings and recording decisions
- Handling complaints and disputes within the community
Annual General Meetings (AGMs)
The AGM is the most important meeting of the year for any strata corporation. It’s where major decisions get made, council members are elected, and financial reports are reviewed.What Happens at an AGM?
At an AGM, owners typically vote on:- Approval of the annual budget
- Election of the strata council
- Amendments to bylaws or rules
- Large repair projects or upgrades
- Insurance matters
- Depreciation report funding plans
Why AGMs Matter
If you’re buying a strata property, reviewing the last two years of AGM minutes is essential. They’ll reveal:- Whether the strata is financially stable
- If there are ongoing disputes
- What repairs or projects are upcoming
- The overall tone of owner participation
Special General Meetings (SGMs)
Sometimes urgent matters can’t wait until the AGM. That’s where SGMs come in.These meetings are called when significant issues arise, such as:- Approving special levies for unexpected repairs
- Handling legal disputes
- Approving major bylaw changes
Strata Council Meetings
In addition to AGMs and SGMs, most councils hold regular council meetings throughout the year. These are usually less formal but just as important, as they deal with ongoing maintenance, complaints, and contracts.Owners can often attend as observers, depending on the strata’s bylaws. Even if you don’t join council, staying informed about these meetings helps you understand how your property is being managed.The Role of Meeting Minutes
Minutes are the official written record of what was discussed and decided at meetings. They’re not just notes—they’re a legal record.Why Minutes Matter to Buyers
When purchasing a strata property, reviewing minutes from the last 24 months can tell you:- If the building has recurring issues (plumbing leaks, elevator failures, noise complaints).
- Whether a special levy is likely in the near future.
- How transparent and communicative the council is.
- The general “health” of the community.
Why Minutes Matter to Owners
For current owners, minutes are your reference point. They help ensure accountability and keep everyone on the same page. If a decision was made that affects you—such as changing parking allocations—it should be in the minutes.Common Strata Bylaws and Governance Rules
Every strata begins with standard bylaws under the Strata Property Act, but most customize them over time. Some of the most common bylaws include:- Pets: Limitations on size, breed, or number.
- Rentals: Rules around short-term and long-term rentals.
- Smoking: Restrictions on smoking in units or common areas.
- Noise: Quiet hours or limits on musical instruments.
- Renovations: Requirements for approval before altering your unit.
Why Owner Participation Is Crucial
A strata only works if owners participate. Without engaged owners, decision-making falls to a small group—which may not represent everyone’s best interests.Benefits of Participation:
- Stronger financial planning
- Better enforcement of bylaws
- More accountability for council decisions
- Healthier, more transparent community
What Buyers Should Look for in Governance
If you’re buying a condo or townhouse, evaluating the strata council’s effectiveness is just as important as inspecting the unit itself. Look for:- Professionalism: Are meetings run fairly and minutes clear?
- Transparency: Are financial statements detailed and accurate?
- Engagement: Do many owners attend AGMs, or only a handful?
- Planning: Does the strata have a depreciation report and funding plan?
Red Flags in Strata Governance
When reviewing strata records, beware of:- Repeated conflicts or legal disputes.
- Frequent council turnover (suggesting dissatisfaction).
- Lack of meeting minutes or missing financial statements.
- Deferred maintenance (delaying repairs).
- Bylaws that are overly restrictive or inconsistently enforced.
Final Thoughts
The strata council is the backbone of any strata community. They make the decisions that shape your living environment, control your costs, and protect your long-term investment.For buyers, reviewing strata governance documents is essential before committing. For owners, active participation helps build a fair, transparent, and financially stable community.Remember: when you buy into a strata, you’re not just buying a home—you’re joining a small democracy. The more informed and involved you are, the better your experience will be.Next in the series: Now that you understand how strata governance works, it’s time to dive deeper into the numbers. Learn how to read financial statements, understand depreciation reports, and spot red flags in the next post: Decoding Strata Financials – Depreciation Reports, Contingency Funds, and Strata Fees
Missed the first post? Go back to: Understanding Strata Living – What You Need to Know Before Buying a Condo or Townhouse