Run into an issue regarding your strata? While this issue is outside of our authority, we’ve gathered some information from the Government of BC about your options and who to talk to when it comes to strata issues.
About “Who do I talk to…” blog posts
We get questions from consumers on a variety of topics. When an issue falls outside of our authority, we will happily offer a referral if there is an organization that is better equipped to help you. These blog posts are to help shed light on who might be best suited to talk to about your unique issue.
Issue with your strata? Not sure where to go next? Here are three options for you
If you run into a problem with your strata, there are three ways you can resolve it:
1. Resolve the dispute within your strata
You can resolve issues within your strata corporation. You can find more detailed information online about the different processes and how to go about it (ex. informal, requesting a strata council meeting, voluntary dispute resolution, etc.).
2. Contact the Civil Resolution Tribunal
The Civil Resolution Tribunal can help you try to resolve small claims disputes under $5,000 and strata (condominium) disputes of any amount. For more information on the specifics of either of these types of disputes, visit the jurisdiction page on the CRT’s website or check out the blog post we wrote about what you can expect from the CRT.
- Where to go for more information: If you have any questions about the CRT, visit their website. They have a lot of information available. If you still can’t find what you’re looking for, you may be interested in contacting the CRT directly.
3. Consider getting legal advice
If you cannot resolve your strata issue outside of court, you may be interested in getting legal advice. While we are not in a position to offer legal advice, the BC Lawyer Referral Service allows you to chat with a lawyer for up to 30 minutes for a fee of $25 (plus tax) on a single issue.
Still have questions?
Strata issues are not something our office has any authority over, that’s why we offered some referrals above. If you still have questions, you may be interested in visiting this page with some additional resources, contacting the CRT directly, or seeking legal advice.
Resolving small claims strata disputes online: what to expect from the CRT
How to write a letter to your MLA
Renting with pets in BC: what are the rules?
About Consumer Protection BC
We are responsible for regulating specific industries and certain consumer transactions in British Columbia. If your concern is captured under the laws we enforce, we will use the tools at our disposal to assist you. If we can’t help you directly, we will be happy to provide you with as much information as possible. Depending on your concern, another organization may be the ones to speak to; other times, court or legal assistance may be the best option. Explore our website at www.consumerprotectionbc.ca.
111 thoughts on “Who do I talk to about…strata issues?”
Thanks for this info. But the CRT does not follow the Strata Property Act 100% .. there is no investigation and they believe what ever is written. So this process is not perfect. It was supposed to be but it is seriously flawed. A lot of complaints that are written about follow the Act but the CRT answer is not always following the Act. So there is no real choice for Strata’s.
Hi Bev, thanks for sharing your input with us here. We do not administer the Act so I can’t speak to their process or interpretation of the law. If you have issues with how the CRT has handled situations in the past I would suggest reaching out to them directly to voice your concerns if you haven’t already. 🙂
Reading their decisions and leaving these Strata complaints in limbo. The only recourse for any decision is Supreme Court. Who can afford that. So who can afford that. There needs to be help. The CRT is not it. Thanks for your reply
Your comments are interesting. I live in a strata in Vernon, BC . I am finding our strata’s bylaws so tight that going through the CRT would be pointless. My only solution is to move preferably to a detached single family house.
The C.R.T. decisions carry equal weight as a Supreme Court decision which is why they created it. To free up the courts and to make it affordable to “everyday people”, hence the refusal to allow legal representation at the tribunal. As someone who works in industry and has for 2+ decades I understand your frustration as the same problem exists in that those with $$$ hold power. I have been involved in C.R.T.s and though no legal representative was physically present their was extensive legal advice and research throughout the lead up to the actual tribunal which was all paid for)
Semel, you’re right that the CRT was created to free up the courts and create the deceptive impression of a level playing field without legal representation. However, CRT decisions have less weight than the Supreme Court in my opinion. They are not binding precedents, and the only way to enforce a CRT decision is to bring it before the Supreme Court.
Semal a large part of what you are saying is very incorrect. CRT decisions are unenforceable on their own. You must first file the orders with the the BCSC (paying the fees) and then much time later (allowing for potential compliance) and then proceed to court (via a whole separate application for enforcement and / or contempt).
There is only the option to request a judicial review of CRT decisions. The Cost is approximately $50,000 to $70,000 and will take up to 2 years, longer til you have the decision.
agree completely. i have used their services and found them to be nugatory .,i.e no meaningful results. The tax Court set up by Revenue Canada has been set up on the same fee scale and equally useless. ere Placebo Governmental agencies used to deflect a persons time, energy and money away from finding any resolution to disputes.
I had experience as a owner. The CRT in my opinion, will just waste your time and you will end up going to Court anyway. I consider them either incapable and/or incompetent.
Hi Ross, sorry to hear that your experience with CRT wasn’t satisfactory.
Shoke, it is likely not that Ross’ experience wasn’t satisfactory. More likely, it was procedurally unfair, otherwise unjust and completely unreasonable. Most CRT decisions was comprehensively described by those adjectives. It is truly a complete waste of time. The adjudicators arbitrarily decide who they are going to toss under the bus but you will note it is most often an owner seeking consumer protection of some kind.. that they will not get. They will never name a property management company even when they are intimately involved in the ripoffs or scams but they will toss a highly qualified engineer and his firm under the bus because one tiny detail was left out of a report. They assume authority they don’t have and do not exercise the authority they do have. They do not consider the evidence carefully and often not at all. No appeals are allowed, only expensive judicial reviews that take 2+ years to actually happen. Some of the adjudicators are not even lawyers and yet they get to play judge, even after their decisions rank high or first on the list of decisons the BC Supreme Court has tossed, even when their decisions are found to be unreasonable misapplying the law, misinterpreting the law and/or completely ignoring previous court decisions. The CRT is a sham, not access to justice. Strata homeowners need to WAKE and protest hard to their MLAs. The BC government is doing NOTHING .. other than accommodate the developers and the insurance companies and property management.
Hi Eva, sorry to hear that your experience has not been positive. As you mentioned in your comment, talking to your MLA would be one approach as we have no jurisdiction on CRT’s operations or strata disputes. If you are interested, we have a post about writing to your MLA. Here is the post.
The problem is that you do not have the option to go to the Court first, they will bounce you back to the CRT first. The CRT also has very little jurisdiction as it turns out. They have no jurisdiction over most things that count such as strata council breach of duty and/or incompetence. They have no jurisdiction over fraud, harassment, theft, misrepresentation. There are pages of things the CRT has no jurisdiction over. So, in some cases, you can hire an expensive lawyer and go to the Supreme Court but mostly you will be tail chasing. Sinking money into a strata in BC is a fool’s choice. It is all rigged. Just try and ask for a few important documents, you won’t get them. The property managers, often inherited from the developer are in control of everything… all of the money, all of the minutes, letters, etc. Council members are their puppets — and some of them are thieves. GET OUT if possible.
I have experience with the CRT too. They are worse than incapable or incompetent, they defer to stratas in blatant contravention of statutory law.
I also have dealt with the CRT. I found the staff to be opinionated, biased, uneducated and indifferent. They come across as being burned out to the point they were skipping procedures and protocols.I had to fight tooth and nail to get them to implement the steps they should have taken in the first place. Being forced to go through the CRT was an exhausting, draining and highly stressful and time-consuming event.
You say to write to our MLA? After dealing with the CRT I don’t have a speck of energy, time or resources left to start another campaign with the MLA‘s, that certainly won’t succeed anyway.
Hi Amanda, Can you tell me which entity or government affiliation govern the CRT and the uneducated employees that work for this tribunal?
Hi Adriana, you can learn about the CRT, their authority and mandates, and the Civil Resolution Tribunal Act on their website here: https://civilresolutionbc.ca/about-the-crt/ . Hope this helps.
After reading all this comments from other owners and I myself experiencing a tremendous intimidation, ignorance and unfairness from my strata council and property management company, I cannot understand how is this happening in a country that boast with it’s “democracy”. In a rich and “democratic” country, the owners do not have rights and control to their own home and to their money given IN TRUST to be managed by incompetent people who do not have even decency to honestly and transparently disclose the expenditures they are making. My strata council spent $603.91 to the lawyer to tell me that I am not “entitled” to certain documents to verify the transactions on certain accounts. The documents I am requesting are not more than two pages, which cost $0.50. I was made to pay only by cheque on the amount of $1.58 worth of documents (which is total waste of cheque and malicious)…I have plenty of these nuisance examples… I am just wondering what is it HIDDEN in these transactions that makes strata council to justify spending of $603.91 to not release two pages of documents worth $0.50 and how is it for the best interest of the strata corporation…I am wondering how is it allowed to be happening on a regular basis, in almost every strata, such despicable actions from the council coupled with property management companies…what kind of business ethics and morals do these people have…and how is it allowed and approved in a country boasting with democracy and criticizing the democracies of other “non-democratic” countries…I am an owner of two condos in two different countries and when I am trying to explain to my neighbors there what I am experiencing and witnessing here, there is simply no words to explain how much they do not understand and do not comprehend how is that possible for somebody to hold, manage and spend your money, and on top of everything to control, mismanage, withhold and hide the documents and the money and to impose levies on you just because their mismanagement drained the funds allocated for maintenance…And you, as an Owner, do not have rights and are not entitled to question, inquire, control and ask for documents to review the spending…Simply incomprehensible scam and plain robbery….
Strata condominium bi-laws and regulation is set by the Federal and Provincial government. There is no where to turn when there is a major issue with the council or management Unit owners hands are tight – Civil Right does not provide any proper service other words Strata owner has no support no where to turn for assistance. Only way you get help if you turn to a lawyer and reach into your pocket We have hell of a government
I have a problem with the Strata Council not following the BC Strata Act, Harassing or demonizing homeowners in order to control the AGM line of issues.
Spending common funds on private repairs.
Altering and re-writing the minutes of every meeting to demonize homeowners.
Stacking the AGM with “proxy farming” to the point where the homeowners that attend are outnumbered proxies brought by Council.
Ignoring the acquiring of a depreciation report, voted on at the AGM.
I feel that apartment dwellers have more rights than condo owners. And ours inviolves 1/4 million dollars in our fund.
The only recourse is calling a special general meeting and they bring proxy votes again.
I am suggesting that if a Council knowingly violates the BC Strata act, the BC Government has the authority to appoint a property manager for a minimum of 5 years.
Hi Wayne, thank you for reaching out to us here. So you’re aware, our organization doesn’t make changes to the law. If you’d like changes to the laws that are in place, you can contact the provincial government and explain your rationale. A good first step would be writing a letter to your MLA. I hope this helps!
Hello dear, please do not think that Strata Property Manager can do better or is better. I am dealing with one of them and she breaks every single bylaw and strata property act. When I complain, she either would say that she did not attend council meeting OR she is directed by council members not owners. She does it all herself. She has two decade of experiences. She knows law and CRT process better than lawyer. She cheated At SGM and pass the levy for the amount of almost $1.8 million dollars. She never replied to my requests. Councils with the help of strata property manager Even took me to CRT for HARRASMENT and the decision was To contact STRATA only by Canada Post which is against STRATA PROPERTY Act. I paid almost $7000 to lawyer. I do like to dispute the decision but it cost a lot of money. Councils do whatever they like to do, expansion of patio with the rejected resolution, a council member rented for more than three years in a rental restricted building under hardship and no documents, a council member presented a fake quotation and still got the project. I even proved that it was fake. Having windows quotation for $55.000 to maximum $75.000 but gave it to their friend for $122.000. I can right a book about them but unfortunately the law support councils under the banner of “Volunteer, good faith, honesty” they have ripped off all the owners but themselves. The law has to be changed and councils should be responsible for their action. Any suggestion will be appreciated
Hi Nader, as this blog post suggests, we do not oversee strata issues so we would not be able to make any suggestions. If you would like the law changed, you may want to talk to your local MLA. If you’re not sure who your MLA is, you can use this website to find out. The other option is to talk to a lawyer – I see that you have already done that but I’m not sure if you had discussed specifically on the topic of changing the law. Through Access Pro Bono, you may be able to talk to a lawyer for a minimal fee. Here’s their website. I hope this information helps.
Yah this is happening where I live as well in a strata dwelling in Rutland (Kelowna).
Our Strata president and vice president pay themselves for every little thing.
Last night’s General Meeting, they didn’t even give the residents a chance to vote them both out so we could vote in a new Pres and VP, which is what we all wanted to do.
We’ve all had enough of the Pres and VP abusing their power, especially the Pres who allows her friends to get away with everything and not comply to proper strata channels, yet anyone else has to go thru the proper channels OR be threatened with eviction.
Not only that, they are asking residents for far too much Personal Medical Info in regards to having an Emotional Support Animal.
A simple and professional Dr’s Note stating he/she feels it’s in the residents best interest to have an Emotional Support Animal should be plenty enough info. It’s not their business if someone is suffering with PTSD or Depression or an Anxiety Disorder etc.
And what really sucks in that the Pres has been good friends with our Associated Property Manager who turns a blind eye to every complaint against her!
Anyway, Good Luck with your issues…
Hello and thank you for leaving us a comment here. If you read through this blog post, it mentions CRT (Civil Resolution Tribunal). Have you tried contacting them to resolve issues using their system? The link is in there so have a read through and try using their solution explorer and see what kind of options you may have. Good luck with everything!
i am having the exact same issues with my Strata! We have a strata president who has been president for over 10 years and has control/power greed issues. He thinks the whole complex belongs to him and he’s the boss of everyone. If you don’t personally ask HIS permission to do things, he takes offense. If you complain about anything, he takes personal offense. We complained about landscaping cutting our flowers every week and got a letter back from strata that it was our fault for planting them too close to the edge! They counter complain every complaint and your issue never gets resolved. They dont work with owners, they do what they want and force you to comply with whatever they say. Another recent issue: We asked permission to plant privacy hedging because our unit is right on the culdasac and we have looky-loo neighbors who walk around in it and stare in our unit. We specifically wrote to them asking to buy 3 feet boxwoods (that i would drive and pick up to help out) and instead the strata planted 6 inch boxwood that would take 10 years to grow privacy. We then told them thats not what we asked for and asked to have them removed and planted with cedar hedging instead (that we would plant). They ignored our email so we went ahead and planted the the privacy we want 2 weeks later. 3 months later we get a complaint letter from strata that we didn’t have permission to plant the cedars. They’ve asked for us to remove them or they will no longer be responsible for maintaining our area. I wrote back and pleaded my case. They took a further month to respond to me (when I was expected to respond within 2 weeks or else face the consequences!) and said I don’t have entitlement to privacy. WTF.??! Strata is made up of owners-why do they feel entitled to tell other owners how to enjoy their property? Is that even allowed? Meanwhile the strata prez parked 3 vehicles for years (were only allowed 2) an his big truck often takes up two parking spots and he has another car. The minutes show the strata complaining about other owners parking more vehicles than allowed and they get fined! He keeps parking improperly knowing no one will say anything! Its such BS and the company that helps manage us is friends with the strata pres.! Conflict of interest much?! No one dares to complain against him because he’s the pres! I want to make a formal complaint against our strata and there doesn’t seem any avenue to do so. They are bullies, control freaks and try to wipe their hands of any responsibility. We pay strata fees and they are trying to no longer maintain our yard because they screwed up. Im pulling my hair out and were actually moving because we can’t stand living in s strata that has a stick up their ass and doesn’t respect owners
Hello T, thank you for sharing your story here. Unfortunately, Consumer Protection BC does not have any oversight when it comes to strata issues. Having said that, if you want to take some of your strata issues to court, you can access Civil Resolution Tribunal – it is an online dispute resolution platform. Here is their website where you can learn more about the process.
I am dealing with a similar situation. The strata council members have walked away leaving only the strata president remaining. He has unilaterally appointed his wife as the bookkeeper and I’ve heard stories that they are spending the Strata’s money privately. There is no oversight whatsoever. This has gone on for over two years with Covid being used as the excuse for not meeting. No one wants to call a general meeting and have to deal with the multitudes of issues created by the existing vacant Council.
I am afraid to pay my fees and water bill but probably have to even though it could disappear. From what I am reading here and on other websites it seems as though the criminals can carry on and there is no reasonable and affordable recourse for the homeowners. I would like to think there is some kind of ombudsman that can step in and enforce some action on the wayward Council.
I feel your pain. I am going through the same thing. Where is the Help?
you are dead on / I recently won a CRT claim against my strata, however there were many non truths submitted in evidence / you can’t disprove any evidence online / my strata council acted in bad faith about my claim- if I had recorded a council meeting I attended last year then I would have sued the strata council members / a totalitarian strata council playing favorites between owners is not just / now I am about to fight the CRT decision to be made available to all owners of the strata / the last strata council minutes simply stated that the CRT claim came to an end / there was no disclosure to the owners about the result / shame on my strata council
So true. So sad. The CRT makes a mockery of the SPA, the Limitation Act, the Human Rights Code, and most fundamental of all, equal protection under the law pursuant to the Constitution of Canada and Charter of Rights and Freedoms.
Yes, I’ve heard this.
I totally agree. The judges at CRT are not diligent and objective, but are very subjective. Also they know that if their decisions are biased based against an owner, so what can this owner do? Individual owners cannot afford an appeal. That’s why judges dare to make decision from own point of view instead of the SPA point of view.
The owners of the strata I rent a unit in are bullying me. Our own strata is doing nothing nor my landlord. what are my options.
Hi Delores. Thank you for your question. If you are a renter and the landlord is not helping you, I would suggest contacting the Residential Tenancy Branch. If you are a renter you have rights when it comes to your tenancy. They would be the best people to talk to about your options in this situation. I hope this helps and best of luck!
I Have heard this complaint before about the Tribunal. I wonder who oversees them since they are a govt agency ?
The devil oversees them it seems. Try writing to the Minister of Housing but the best advice is to get out. Too bad there are no affordable options in BC other than stratas and they are over the top. You would never dream putting that much money in a bank that provides paperwork that is full of massive errors and is run by ripoff artists.
Bully them back .
I concur Bev’s comment. It is important for the public to know this. The CRT is not optimal, but offers a choice.
The legal efficacy and rigor isn’t solid. Its to be lawyer free, but then haphazardly applies the law. People using it are to be “lawyer free”, are provided no legal direction or tools to present, when decisions are then made “according to law”.
The CRT Act allows it, as it in essence says it make up any rules / policies it wants, and doesn’t have to publish, and this authority is absolute.
Knowing this may help citizens in advance. It is and does make many decisions where there is “error of law” – http://canliiconnects.org/en/commentaries/61913
In my experience the CRT is the most useless and incompetent Governments organization which should cease to exist.
The problem is that ,nobody knows who is the person and what his or her qualification in deciding a. case strictly based on written submissions. There are NO investigations into the matters at all.
It is a complete nonsense.
I was involved in one rather complicated matter vis CRT.
The decisions made by an unknown person from CRT were clearly wrong and because of the stupidity of the decisions, I am sure that the person either unqualified nor have not understood the essence of the matter at all.
The person from CRT has never called neither parties at Dispute to clarify some important details.
It appeared that he or she had no time or the interest to understand the case.
It extremely dangerous to engage the services of such irresponsible organization.
My advise is to stay away from them as far as possible,
same experience-same conclusion.
The persons at CRT just don’t care the cases, but only make decisions based on favoritism.
An owner was already bullied by councul, then at CRT, was further bullied 2nd time by CRT members.
CRT is a misleading organizations
I’m an owner in a townhouse complex and I’m having issues viewing a contract our council signed with a contractor. I’ve requested to be sent a copy of the contract and the council and management company denied it. Based on the Strata Property Act section 35/36 they have 14 days to comply. What are my options?
Hi Curtis, thanks for reaching out to us here. There are a variety of options for people who encounter issues with their strata – I outlined several of them in the blog post. Strata issues is not something our office has any authority over, that’s why we offered some referrals above. I would start by reading the blog post in depth and checking out some of the information in there. Depending on how you want to approach this, you may want to resolve the issue within the strata, go through the CRT, or contact a lawyer. . I hope you find what you’re looking for and best of luck!
Hello im a owner in one of the strata, our council give hard time to owner about visitor parking. Whenever one of them need to park own vehicle then no issues but when someone else does they send notice & fine. I have numerous pictures of council member’s parking their own vehicle. One more thing they always fine or notices to south asian community kind of being racist. Please if you can help us with solution that’ll be great.
Hi Lucky, as this blog post outlines, the place to start is the Civil Resolution Tribunal (CRT). If you have any questions about the CRT or the process, please visit their website. I hope the platform will be able to help you solve the issue with your strata.
I’m having the same parking issue…council members can do and park where and when they want and give us notices and fines if our visitors park. anyone know what to do?
Hi Ingrid, thanks for your question. If you’re looking to resolve a strata issue, there are three options we shared in this blog post you may want to consider. I would suggest starting there!
My partner is renting in an area where there are a lot of air bnb’s and there has been a lot of issues in the past with partying and he has had to call the police on multiple occasions . One of the other people who helps with the air bnb’s but does not own them ( his girlfriend does )advises him to contact him if there were any issues going forward . His landlords advised him to email them directly with any complaints about the air bnb’s with confidence that they would be forwarded to strata and promised privacy of his name being realeased . Found out that the same person who helps with air bnb’s girlfriend is on the strata board and not only where his emails shared the guy threatened him to the point we had to call the police . He has friend who also lives in the building and now they sent out another email stating please keep your eye on unit 202 and watch out for drugs or partying , my partner has tattoos and peirceings and doesn’t do drugs or drinks . He also has clients who live in the units and the email it seems was forwarded to everyone . What are some options cause I think this is just ridiculous and it now seems like the whole strata board is attacking him and he is now moving . If I could get some advise of what the next step could I would very much appreciate it
Hi Randal, thanks for the questions and for taking the time to explain your situation. There are a variety of options for people who encounter issues with their strata – I outlined several of them in the blog post. Strata issues are not something our office has any authority over, that’s why we offered some referrals above. I would start by reading the blog post in depth and exploring some of the options in there. Depending on how you want to approach this, you and your partner may want to resolve the issue within the strata, go through the CRT, or contact a lawyer. I hope you find what you’re looking for and best of luck!
I have owned a townhouse unit in my complex for almost two years and in the last 2 months there has been substantial mould and growing in my bedroom ceiling directly above my bed. The smell and black mould has only worsened in the last few weeks.
The strata sent a restoration company by to quote a few weeks ago and has essentially been ignoring my emails and calls, ever since. They have just said several other owners are having similar problems. I am not sure what to do next? Any advice is greatly appreciated.
Hi Beth, thanks for the question. That sounds frustrating. We actually don’t have any oversight when it comes to issues within a strata. Have you had a chance to read the blog post above? We do outline some information on what to do when you encounter an issue. You may want to consider trying to continue to work it out with the strata, as that is usually the fastest way to reach a resolution. If they continue to ignore your calls, you may want to consider the options in the blog post (the CRT, strata corporation dispute resolution, or seek legal advice). Again, the blog post outlines all the options I’m aware of when it comes to issues within a strata. I hope this is helpful to you and best of luck!
I am an owner of a light industrial warehouse and my tenant wishes to receive a statement of the quarterly water charges that I submit to him for repayment as he has a Triple Net lease. However, the management company has changed its accounting practices and does no longer provides me with a statement so I can provide the tenant to pay. I have requested several weeks ago for a special meeting with council to resolve this impasse. My tenant refuses to pay without a statement.
What options are there if council refuses to meet? By the way, I am on council.
Hi Nick, thank you for posting your question here. As our organization does not have the authority when it comes to strata issues, you may want to try following what this blog post suggests. The Civil Resolution Tribunal (CRT) has a tool so you can explore your options. This is the link to that page and choose an appropriate category to start the process. If you’re looking for some legal advice, the BC Lawyer Referral Service allows you to chat with a lawyer for up to 30 minutes for a fee of $25 (plus tax) on a single issue. I hope this information is helpful to you!
Amanda, if a company has formed an strata and farms out the business to a management company to handle the, collections of rent, and handle complaints, maintenance, etc! A problem management company must of have applied for a license, so is this not a consumer protection company under your jurisdiction to approach the problems on behalf of the consumer/ public?? It’s not a strata problem in many of the blogs, it’s a service problem. Thank you.
Hi Bill, thanks for your questions. To clarify, are you asking if a property management company has taken over the role/duties of the strata then is the company still under Consumer Protection BC’s authority? If that’s your question, I’ll clarify that Consumer Protection BC does not have any legal authority or oversight when it comes to strata’s or strata disputes. Like the blog post suggests, there are three options for resolving issues around a strata, but there is no one body that oversees strata’s in general. I hope this answers your question and please let me know if anything is unclear. Thanks!
We are in an ongoing dispute with our strata corporation about our dog that is oversize. This is in violation of the bylaws.
It has taken the strata 7 years to charge us with these by-law infractions. There are other individuals who are in violation of the same bylaws. Oversize pets and multiple pets.
When questioning strata they said they only impose bylaws when there is a complaint, so as we are the only ones who complaints have been launched against we are currently being fined.
I brought forward the point that I have been on council and eveyone on council has seen me walking my boxer. They said they only enfoce a bylaw penalty after a complaint by another owner and council doesnt have to enforce bylaw infractions they are visibaly privity to.
I am curious if this is the case of if council is being negligent in its duties by not enforcing these bylaws.
Hi Dave, thank you for reaching out to us here. That sounds like a frustrating situation and I hope it works out for you and your boxer. Here at Consumer Protection BC, we actually don’t have any oversight when it comes to issues within a strata. Have you had a chance to read this blog post above? We do outline some information on what to do when you encounter an issue with your strata council. If you’re uable to work it out directly within the strata council, you may want to consider the options we share in this blog post (the CRT, strata corporation dispute resolution, or seek legal advice). Again, the blog post outlines all the options I’m aware of when it comes to issues within a strata. I hope you find what you’re looking for and best of luck, Dave!
It sounds as if your Strata Council are not doing their due diligence when it comes to by laws and their enforcement. This pet issue is a clear violation of a pet by law, size etc. It should not have taken seven years to get to this point, as soon as anyone saw your dog, it should have been reported as a violation. By laws are in place for a reason, if a Strata Council cannot do their job properly, they should be replaced with those who will. They cannot pick and choose which by laws to uphold. If you knew about the pet bylaw, you had no right to have a dog on the premises which violates that by law. It is that simple.
Your council is breaking their own bylaws by not enforcing them as they know your dog is illegal. You knowingly brought in a illegal. As for council “waiting” for a complaint – that just causes descent in the complex by their ‘pick and chose”.
I am having an issue with the strata in regards to damage outside my moms patio home cased by ivy growing on trellises on the side of the building and hooks for hanging plants. They want repairs done by us (I am joint on the home) I don’t know who installed the trellises or hooks and we are selling as mom is 93 and in a home now. There is no documentation as to who did this and as mom is not the original owner I feel it is unfair that we be asked to do this. We have already removed and hauled away the trellises at our expense. What are my options?
Thanks for your inquiry, Del. As this blog post suggests, you may want to try to resolve the issue with strata directly first – here’s more information about that. The other option is to take the dispute to the Civil Resolution Tribunal which can certainly handle strata issues. Here’s their website and you can explore your options with them. I hope you will be able to resolve the issue quickly!
As far as I know, you and your mother are on the hook to clear this up. The original owner is no longer in the picture and as owners, you are. Hope this helps.
RE: BC Strata Property Act.
What BC government agency investigates a council who breach the BC Strata Property Act with regards to: (1) refusing to elect a president vice president etc. and keep detailed meeting notes.
(2) refuses to do maintenance on common property that results putting owners at risk
Hi Bert, thanks for reaching out to us here. As you may have read in the blog post, issues relating to strata’s are typically resolved by the Civil Resolution Tribunal. I would suggest checking out the blog post itself for more details. Thanks!
Call the city inspector. He/she has power to write an order to have issue fixed if it is a fire/safety issue.
I cosigned a mortgage loan for my son, so am co owner of the property, for four years. He has strata fees automatically withdrawn from his bank and (average of) once each year a fee was NSF. Of course, owner’s fault. But this was result of his pay being every two weeks, not by-monthly which landed after first of month, and he is like most nowadays, living pay to pay. Sixteen months ago, a letter was sent to owner stating he owed 2 strata fees and NSF charges. BUT he did not receive this letter and I did not either. They went ahead, without confirming we received notice, since that time adding charges, lien on property and neither of us knew. Finally my bank advisor called and told me. By this time strata had put in hands of lawyer. A really huge mess for 4 NSF, one time per year, and they didn’t need to fight for pay, I would have paid immediately if I had known this was happening. A (orig) $400plus amount is almost 3000. for no reason. MY QUESTION IS, IS IT LEGAL TO DO ALL THIS INCLUDING LIEN ETC without proof WE KNeW ABOUT IT? I HAVE EXCELLENT CREDIT AND COULD HAVE PAID AS SOON AS INFORMED .
Through this mess, they have made as many errors as the owner did not realizing some fees didn’t go through. thks LR (still ongoing so prefer just initials used.
Hi LR, thank you for posting your question. As our blog post mentions, strata issues are outside of our mandate so we wouldn’t be able to provide any further information but you may want to look into the Civil Resolution Tribunal (CRT) or getting legal advice through BC Lawyer Referral Service. Both links are in the post itself so please have a read through. I hope they will be able to point you in the right direction!
I am a home owner in a strata and I live with my future wife. The strata told me that my partner can not submit a complaint on a fellow bylaw breaking resident as she is a guest. I cannot find any where that can’t submit a complaint
Hi Garry, thanks for your question. If you check out the section entitled “strata disputes” in the blog post, there are three options for recourse available to you. I would start there. Best of luck!
If she is living with you as your girlfriend, fiance, she is clearly not a guest! Tell your strata council that your girlfriend has every right to make a complaint! Good luck.
Hello! Any suggestions on a neighbor tenant who smokes marijuana regularly which leaches into the hallway outside our unit? The building passed a non smoking bylaw last year. The landlord tried to evict the tenant but she had no lease and was never asked to sign the tenant form agreeing to the bylaws. So the owner has given up and she continues to smoke. She has told him that he cannot evict her and she’s not going! Help would be so much appreciated.
Hi Steph, issues between landlords and tenants are outside of the laws we oversee but the BC government site has a webpage that explains how to solve issues during a tenancy. Here’s the link to the page. I hope the information they offer is helpful to you!
Amanda keeps referring people back to the CRT, the body that is supposed to resolve Strata issues. It is almost useless. Thirteen months after filing a complaint about , misuse of CRF funds, falsefying corporate records, making large illegal expenses, not providing CRF financials to owners at AGM and the CRT ruling has been delayed 8 times over the last 4 months. Another AGM has come and gone and owners who have not sat on the Board, don’t really know the health of the CRF and the competency of the Strata Council.
Hi Louise, thanks for your comment. The post outlines three methods for resolving issues with your strata – the CRT being one of them. While this area is outside of our legal authority, we try our best to find helpful referrals for consumers in these situations. If you are unhappy with how the CRT has handled your issue and have found success through a different method, please let me know. Thanks!
Provincial court is a powerful option. Get your case together and present it to a judge. Also go online & respectfully rate your dissatisfaction with the strata company. Word of mouth is powerful.
What do you do when Strata Council doesn’t follow the bylaws and does whatever it wants? Is CRT or legal action the only way? Wouldn’t that result in a lot of CRT complaints?
Hi C Hamilton, thanks for your question. The only avenues I’m aware of for resolving issues around stratas are listed in the blog post above. This is not something our organization has any legal authority over, but we try our best to share educational information on a variety of consumer topics. You may be interested in reaching out to the CRT for more information about other options, if there are any. Thanks
So the strata sent me a message and this is why I would never ever buy a strata again. If people buy units for vacation units and proxy their votes then a small few dictate anything and everything.
I asked a simple question this year about where someone can find a list of projects that need to be done so I or the Girls could bid on them and they could try to make some money. I was told they are not an employment agency. I pointed out that others that are owners are getting paid to do small jobs around the complex and it would only be fair to allow all the owners the same opportunity. I also pointed out that we should allow this to avoid accusations of nepotism and or conflict of interest as the owners that do the paid work are spouses or family of the strata council.
I am a single dad of two girls 13-14, my mom helps me take care of them. I work out of Provence. I volunteer for minor hockey, lions, PAC, and try to help out around town when ever needed.
Strata waited 2 days for me to leave town for work before sending me the below email.
Please see the attached photos of the damage caused by driving and parking your truck, a trailer with and without a boat, and a cargo trailer on the lawn. It is your responsibility to repair this damage and restore the lawn to its original condition.
You had previously expressed concern for a perceived lack of fairness in treating all residents equally, so all members of the Strata Council feel it is appropriate to promptly bring this concern to your attention. Anyone who has damaged the lawns has been held responsible for restoration work which includes leveling, adding topsoil, raking, re-seeding, and watering.
If you are unable or unwilling to repair the lawn satisfactorily within 7 days of this notice, the Strata will conduct the restoration and the costs incurred will be applied to your strata account for immediate payment.
Strata VIS1 Council”
I knew I did do some damage as the ground got wet from washing the boat and I was going to contact the town office on Monday to find out what they needed me to do as I believe it’s on the town easement. As for the car trailer I had on, it was on the truck so I could take in the bottles for the lions club.
Hi Drew, thank you for sharing your experience with your strata. As this blog post suggests, we are not able to provide any advice regarding strata issues. We simply do not have any authority over these issues. Please review the steps outlined, 1) resolve the issue with your strata 2) contact the CRT (the link is included in the paragraph) 3) consider getting legal advice. All of the links you would need is there and I hope you will be able to resolve the issue quickly!
Our strata council signed a letter prepared by our management company accepting payment of the shortfall in our budget from the developer. In that letter they granted a full and unconditional release for all claims that arise from the year end deficit. This was done with mount a vite by the owners.
They have not recovered the penalty that the developer must pay bc of the shortfall and this letter appears to stop us from persuading that.
Shouldn’t there have been a vote on this decision ? It seems that the management company has misrepresented our council in this matter.
The budget shortfall was almost $30000 so I think we should be able to pursue the x2 penalty we are owed according to the strata act!?
“This was done with mount a vite by the owners.” this was supposed to read ——“this was done without a vote by the owners”
Hi Katherine, thanks for your question. Like the blog post suggests, we have no legal oversight when it comes to strata issues. I can’t say for sure where the best place to go with your question would be, however, you may be interested in taking a look at the resources I shared in the blog post, if you haven’t already. Best of luck
Hi Katherine, I live in a townhouse, my daughter 14 yrs old drove my nephew’s car which has no insurance & hit my both side neighbours garage doors & starta install new doors without asking me, I might find something cheaper than that, they send me the bill to pay $4700, when I ask them that why insurance don’t covered then they said we had canceled it but I don’t get any letter from them I explain to the property manager that I’m a single mother, I’ve a pt job, I’m hardly surviving cannot pay the money, you can put the lean on my property, starta council said no they can’t, so plz advise me what should I do? Thx.
Hi Mandy, as this blog post suggests, you may want to talk to your strata further and see if you can resolve the issue first. After that, you can consider taking them to CRT (see step 2 in this blog post) or talking to a lawyer (see step 3 in this blog post). I hope this helps so you can solve the issue quickly.
In our condo, the strata Council is always the same group of people. They are all White Born Canadians. No one unit owner immigrant ever got a chance to be a Strata Council member. Is that some kind of discrimination?
The same group of people makes decisions and handling thousands of dollars in special levies hiring contractors etc…For Strata Council Members Strata By-Law is not applied as for the rest of unit owners. Where can we get protection against this group of people?
Hi Don, thank you for contacting us here. The first step is to talk to your strata directly. The BC government website has more information on how to do this and here is the link. If you are still unsatisfied with the result, you may want to talk to a lawyer. Access Pro Bono is an organization that can possibly provide you with free legal help (if you qualify) – you can access their website here. I hope this information is helpful to you!
This is an issue I am currently having with my condo residence, basically denying me entrance to the complex with my vehicle that was acceptable on Sunday but banned on Monday. A Strata council can create a rule without input from residents and start applying fines.
I have been an owner/resident for the last 4 years at Southwind on Sarsons, KAS 3313. Prior to moving I checked with the Strata Bylaws if there were any restrictions on studded tires as I do a lot of mountain driving, no restrictions. The last 3 years I believe I had the only vehicle in the complex with studded tires.
November 30 2020 council enacted a rule effective
immediately banning all vehicles with studded tires from the complex, violation will result in a $100 fine that can be repeated every 7 days.
A little history on how the council behaves. They had a lottery for 2 underground parking spaces that did not exist. I challenged this through arbitration, council gave false information to support their claim.
End result council had to pay my costs plus post judgement court order interest.
My daughter left me her vehicle while she was out of the country. I parked on Sarsons Rd along with 15-20 other vehicles, some of these vehicles had not moved in months. I witnessed a current council member taking pictures of parked vehicles on Sarsons Rd.
A bylaw officer tagged my vehicle, as there is a 24 max limit for parking and I had been 6 hours over the limit. The officer stated a complaint had been submitted, with photo of my vehicle.
Back to the new Strata Rule, I cannot cross the municipal sidewalk to enter the complex where I live with my vehicle without being fined.
October 2020 my wife had cancer surgery along with the stress of being diagnosed ,the surgery and after affects we have to now put up with not being able to access our property. I cannot drop off groceries, take my wife to to her numerous medical appts or anything else that requires me to enter the Southwind complex.
There was no emergency situation that required this rule to be enacted and enforced immediately.
Council could have given notice that there will be a ban on studded tires in the future and residents could have purchased winter tires with that knowledge.
I could be wrong but this seems like targeted harassment.
Leaving my vehicle on the street makes it vulnerable to vandalism and the picture lady on council.
Replacing 8 week old tires that were acceptable on Sunday but banned on Monday is the only option.
What happens if council enacts a rule banning red cars? Believe me there is nothing to prevent this from happening and this can only be overturned through arbitration or a vote at an AGM/SGM.
Remember the phantom parking spaces.
There is no immediate remedy to this type of behaviour by a Strata Council.
Hi Edward, thanks for leaving us a comment here. Consumer Protection BC does not oversee strata issues but you may want to try steps 1 and 2 outlined in this blog post (just scroll up to see the content). You can also contact a lawyer to see what the right approach would be in going through step 2. Government of BC also has some resources page on their website when it related to strata issues, here’s the link to that page. I hope you will be able to solve the issue quickly!
Hi there, couple days ago the building common area water leak cause my flooring water damage which I need to replace a new one. I did contact the strata manager he said due to the building insurance deductible is $50000, he ask me to claim my own insurance which I need to pay $1000 deductible, that’s no reason I need to pay for this right? Because that’s not my fault why I need to pay for it. So my question is where can I make a complaint to strata I protect my right? Thanks
Hi Cheryl, thank you for leaving us a comment here. If you take a look at the blog post above (just scroll up) you will be able to see the steps we have written out to resolve these kinds of strata issues. If you think you have already exhausted your options with the strata, you can move onto step #2 in the process. The links to these resources are listed there. I hope you will be able to resolve the issue quickly!
Hi Shoko, thanks for your reply, but if I go through the CRT, I need to pay first. Right?
Hi Cheryl, I think it’s best to ask CRT regarding your question. Here is their contact information on their website. Best of luck with everything!
Strata corporation is a fraud. A white-collar organized crime.
I took my Strata to the CRT and it made things worse. I provided a letter signed by our Strata President as evidence that Strata claimed was forged by me.
CRT accepted Strata’s claim and the letter wasn’t considered as evidence.
CRT is not a solution!
I own apt in richmond b.c
Strata sent contractor to fix leaking patio door drywalll water damage and replace door 7months ago and job was never finished , the contractor said 7months ago he would be back to do more demo and finish job correctly and that the door replacement is custom order and has been approved to be fixed in spring . The contractors boss will not return my calls or texts , i contacted strata about unfinished work and then contractor left me voicemail saying he wanted to come measure door following day so he can order it , i texted back saying i work that day and asked he call me to discuss work and schedule time
Contractor then told strata i was no cooperating because i would not let him in my apartment when im not home
I asked strata property management for copys of billing from contractor for repairs to my unit that strata paid for and i asked management to confirm if contractor was paid in full for unfinished repairs stating if so i consider this fraud and i think thats why contractor not call me or finish work because they allready been paid by strata , so yesterday before i went to work i had contractors worker over to measure door to order – something he allready did in november 7months ago he also told me then it had been ordered , caretaker contractor and strata told me 7months ago that its door leak dmg and rotton door and that i would not be chargef anything for repairs and that repairs are covered by strata . Yesterday i got letter from property management company threatening me with more fines for speaking to contractor on site – saying when contractor comes to my unit im not allowed to speak to them – then same ones who wont return my call, texts
The letter also says ive been requesting interior drywall repairs and they say those repairs are at my expense – the repairs requested are leaky door repairs by contractor unfinished where he opened up my drywall . As soon as i asked for contractors liecence number saying i want to report them to bbb thats when property manager started emailing me warning of fines and sending me fine letters etc
Still waiting to find out contractors liecence . Insurance number as they cant be found online and have been working at this building for 7years ,
I suspect the contracting company padding thier billing and giving kickbacks to property management caretaker and strata pres
Because why else would nobody be on my side this is unfinished work by contracting company i requestef differnt company do work saying i dont want strata money going to bad contractor and ya now i have big target on me , i dont know where to turn
The strata system is designed for white collar crime
I feel only option is to sell and move but need to have work finished first
Anyone who made it this far reading thanks for your time
And one more thing is constant repairs going on by contractor who been here 7years why would any strata keep 1 contractor for so long because then cant keep competative pricing
One last thing i will mention is i questioned $80k budget to fix small hot tub that sopposuvly has pinhole leak and bad pump asking a year later at agm why 80k untouched and hottub remains closed and the strata pres says she got quote for hot tub repair for over quarter million dollars ….so not planning on fixing it , and ff year later now pool is also shut down by fraser health authority stating unlicenced work happened anf pool suction to strong .
Hi Joe, thank you for reaching out to us and explaining your situation. As the post suggests, you can take your issue to the Civil Resolution Tribunal (CRT) to resolve it. The link to it is in the post, if you would like to speak to a lawyer about it, you can seek leag advice through Access Pro Bono – here’s their website. Good luck with everything!
If not done, definitely apply to the CRT for, if nothing else, the right to take some of your strata fees ane pay out of pocket for repairs still outstanding. Don’t do it before and on your own though. You want to show that you are following the rules but not receiving equal services. As for the rest, with any crooked people, document absolutely everything. No convos on the fly if at all possible and if there are any, follow up with a confirmation email that details what was said and offer the opportunity for the other party to add or clarify any differences about it.
Eventually you will have enough evidence for another CRT complaint or legal action re their fraud. Be prepared to be/become involved in strata issues even to being a volunteer on council. If your council’s strata can be documented into compliance or out of power, everyone will benefit. Good luck. Do your diligence and keep within all bylaws to prove out who the CRT or judge should listen to…even if it takes a few years to collect all the evidence or examples to support your claims. Good things happen when good people are in charge. Cheers!
B.C. more so than other provinces or states, spends vasts amounts of money, in order to maintain the façade of “justice for all”, but hypocrisy is not a crime! I encourage all to familiarise yourselves with Strata Property Act, Section 155, a section known by few (even lawyers), but which mandates that Strata owners and even TENANTS are named insureds under Strata PREMISE LIABILITY INSURANCE. Such often obviates the necessity of RTB, CRT, HRT, XYZ, etc. involvement, as such cover a variety of conditions and situations! The only manner in which the “little guy” can prevail, is by using his/her intelligence, something that the “big guys” usually lack!
I have already had the CRT practice of being always on the council side, and the BC Supreme side-stepping a CRT “judgement” appeal.
Does anyone have experience with bringing a small-claims case against council pres? And any results?
Summary, council does what they want, including fraud, CRT is 99% for strata and management, city will not enforce zoning; Expect local police will bypass investigations.
What about small-claims?
HI I have had many issues with the CRT, and a very reasonable apprehension of bias after about 10 terrible decisions all in the Stratas favor. I have discovered indisputable evidence that they are negligent and plan to sue them. I am looking to start a Class action if I can find enough people who have proof of lousy decisions. Please let me know if you are interested.
Hi there, I have had about 7 times since January – Present that I could account for making noise during quiet hours. (10pm-7am.)
I received a warning letter which I disputed and then a second letter stating a fine would be added to my bill. I never received the fine.
My concern is, as I read somewhere, other owners have never had notices sent to them until there were multiple fines attached to their files. Meaning at some point the strata council would send a huge bill for multiple situations. Is this allowed? Why have I not gotten anymore notices since the first time?
Also, if I am loud, at 8am, past quiet hours, is that grounds for a noise complaint ??
Hi there, thanks for your questions. I would suggest approaching your strata to find out the status of the fine and try to come to a resolution that way. We can’t speak to the specific rules or bylaws of your strata, but I would suggest looking at your strata agreement to see what the rules are.
Once you have a better understanding of the situation, you may want to try one of the options listed in the blog post above.
My apartment was flooded by upstairs and all the floor need to be replaced. I submitted the floor replacement application with all the required documents to the strata manager in first service residential BC company, on May 24th. At that time, the strata manager told me the processing time will be 2-3 weeks to review my application. However, almost 6 weeks passed, there were no any updates.
I tried to contact the strata manager from two weeks ago, he always told me he will give me the updates by end of that day, but still no one contact me. The strata manager even told me, “I am busy on other meetings, you can ask my company to fire me”.
My apartment is not livable right now. My floor replacement application is delayed by the strata manager intentionally.
We are desperate and I think we are treated unfairly. I really do not know how to solve this issue. Please help us. We just want to solve this issue and repair our apartment.
Hi Fiona, thanks for reaching out. If you were unable to come to a resolution with the strata council, you may want to follow the next steps listed in the blog above.
I made a comment about a week ago and it seems it was not approved since I cannot find the post among other comments. I would appreciate if you can email it to me please if possible.
Hey Anita, thanks for reaching out. Your comment has been approved, and it should be visible under the blog post. It usually just takes us a couple days to get to the comment requests.
Sorry, this will be off topic but can really use input.
Our Strata has a Property Manager and caretaker. We have an owner who reached out to the management company with a pest concern. A fully qualified and Certified company was dispatched. The process was such it would take time for the treatment to run its course. The owner was not happy. Management company Indindated will emails and micromanaging.
My question. MUST Council member(s) need to reach out to an owner because she demands it or can we leaving it in the capable hands of the Management copy with copies to council be sufficient. I’m on council. I have seen her emails. Not someone I want to be getting constant emails and calls from because “she would do things better”.
Hi Ilona, thanks for the question. We don’t have any oversight over strata issues and can’t speak to your specific strata policies. This decision might be up to the strata council to decide what is best according to your agreements.