What Is a Strata Council?
A strata council is an elected group of owners within a strata corporation (the legal body that represents all the owners of the building or complex). Their job is to manage the affairs of the strata according to the Strata Property Act of British Columbia, the strata bylaws, and rules adopted by the owners.The council acts a bit like a “board of directors” for your building — overseeing maintenance, enforcing bylaws, managing finances, and ensuring the property remains a great place to live.How Does a Strata Council Function?
Strata councils are elected at the Annual General Meeting (AGM) by the owners. The council typically includes positions like:- President/Chairperson – Leads meetings and represents the council officially.
- Vice-President – Supports the president and steps in when needed.
- Treasurer – Oversees finances, budgets, and expenditures.
- Secretary – Handles correspondence, meeting minutes, and records.
- Council Members-at-Large – Participate in decision-making and share duties.
Day-to-Day and Monthly Responsibilities
While not every council member is hands-on daily, here are the common ongoing tasks:1. Building Maintenance and RepairsThe council ensures common property (hallways, roofs, elevators, landscaping, parking, etc.) is properly maintained. This includes approving quotes, scheduling repairs, and overseeing contractors.2. Financial Management
They prepare and manage the annual budget, handle strata fees, review invoices, and make sure there are adequate funds in the contingency reserve for major repairs.3. Bylaw and Rule Enforcement
Councils ensure residents follow strata bylaws and rules—such as noise restrictions, pet policies, and parking regulations. They also handle complaints, issue fines when necessary, and mediate disputes.4. Communication with Owners
Council members communicate updates through meeting minutes, newsletters, or notice boards. Transparency and regular updates help maintain trust among owners.5. Insurance and Risk Management
The council ensures the building has adequate strata insurance and that owners are informed of any coverage changes or claims.6. Coordinating with the Property Manager
Many stratas hire a professional strata management company. The council directs and oversees the manager’s work, ensuring daily administrative tasks and financial management are properly handled.
How Much Power Does a Strata Council Have?
In BC, the Strata Property Act gives strata councils significant authority—but within defined limits.They can:
- Make decisions on behalf of all owners.
- Enforce bylaws and issue fines.
- Approve minor expenditures.
- Manage contracts and maintenance.
- Represent the strata in legal matters (when approved by owners).
What a Strata Council Cannot Do
Strata councils must follow the Strata Property Act and their community’s bylaws, which set clear boundaries. Here are some examples of what they cannot do:1. Change Bylaws or Rules Without Owner ApprovalBylaws can only be changed or repealed by a 3/4 vote of owners at a general meeting. Councils cannot alter bylaws on their own — even if the change seems minor.2. Spend Beyond Approved Budgets
A council cannot approve major expenses that exceed the operating budget or contingency reserve fund limits without owner approval. Large projects, special levies, or major upgrades must be voted on by owners at an AGM or SGM.3. Act Arbitrarily or With Bias
The council must treat all owners equally and follow due process when enforcing rules or issuing fines. Decisions made unfairly, personally, or inconsistently can be challenged through the Civil Resolution Tribunal (CRT).4. Enter a Strata Lot Without Permission (Except in Emergencies)
Council members and contractors may not enter an owner’s private unit unless proper notice is given — typically 48 hours — unless there’s an emergency like a flood or fire.5. Make Private Decisions Outside of Meetings
All council decisions must be made through official meetings and recorded in the minutes. Decisions made informally, by email, or outside of a meeting are not valid unless later ratified.6. Ignore the Strata Property Act
The Act is the ultimate authority for all strata corporations in BC. Councils must operate according to its rules, which override any conflicting bylaw or rule.7. Deny an Owner’s Right to Information
Owners have the legal right to review strata documents such as financial statements, minutes, bylaws, and insurance policies. A council cannot withhold this information unreasonably.