A Practical Guide to Repair and Maintenance Obligations Under the BC Strata Property Act

When it comes to repairs in a strata, things can get complicated quickly. Questions like “Who pays for this leak?” or “Is that cracked window my responsibility or the strata’s?” are common sources of frustration and conflict.  When taking on new clients, we often see non-compliant and/or inconsistent approaches over time.

The answer isn’t always straightforward, but the BC Strata Property Act lays out the rules. Knowing how those rules work can save owners, councils, and property managers a lot of stress – and money.

In this guide, we’ll break down the basics of repair and maintenance responsibilities under the Act. You’ll see where the strata corporation steps in, what’s usually left to individual owners, and how to navigate those tricky “in-between” situations.

The Legal Framework

The starting point for understanding repairs in any strata is the BC Strata Property Act. This legislation sets out who is responsible for looking after different parts of a building or complex.

At the heart of it are three categories:

• Strata lot – the unit an individual owns (the inside of their apartment, townhouse, or condo).
  
• Common property – areas everyone shares, like hallways, roofs, elevators, and exterior walls.
  
• Limited common property – common property assigned for the use of certain owners, such as balconies, patios, or parking stalls.  Many stratas do not have limited common property and instead consider it all common property.   Check your strata plan to be sure.

Why does this matter? Because responsibility for repairs usually follows these definitions. Strata corporations are generally responsible for common property, while owners look after their own units. Limited common property is the gray zone – sometimes it’s the owner’s job, sometimes it falls to the strata, depending on the strata’s bylaws.

Having a clear understanding of these distinctions is the first step to sorting out who does what when something breaks.

Strata Corporation Responsibilities

The strata corporation is responsible for keeping common property in good repair. That includes anything that affects the building as a whole or is shared by all owners.

Some typical examples are:

• Roofs, exterior walls, and windows
• Elevators, hallways, stairwells, and lobbies
• Shared plumbing, HVAC, and electrical systems
• Parking garages, landscaping, and recreation facilities

The strata council has a duty under the BC Strata Property Act to maintain these areas and to ensure the property complies with building and safety standards.  The only exception is if an owner has signed an alteration and indemnity agreement to take responsibility for maintenance of certain altered common property.  

Funding for this work usually comes from owners’ monthly strata fees and, when big projects come up, from the contingency reserve fund or a special levy.

For owners, this means that if a common element breaks down, like an elevator stops working or the roof leaks, the strata corporation is the one that arranges and pays for the repair.

Individual Owner Responsibilities

While the strata looks after shared areas, owners are expected to maintain and repair what’s inside their own unit. This usually covers anything within the four walls of the strata lot.

Common examples include:

• Interior walls, flooring, and ceilings
• Appliances, fixtures, lighting, and cabinetry
• Plumbing or electrical contained within the unit (that doesn’t also serve other units)

Owners can also be responsible for parts of limited common property, such as balconies or patios, if the bylaws assign that duty to them. This is where confusion often arises, so it’s worth double-checking your strata’s bylaws to see who takes care of what.  Many strata have a bylaw mandating that, for limited common property, the strata is responsible for maintenance “that in the ordinary course of events occurs less often than once per year”.  In practice, this most often means that the owners are responsible for surface cleaning (e.g. power washing) and keeping drains clear.  

In practical terms, if your sink leaks, the repair bill is yours. But if a water pipe that serves multiple units fails, the strata corporation should step in.  

Shared or Disputed Areas

Not everything in a strata fits neatly into “strata responsibility” or “owner responsibility.”  Limited common property – a designation typically used (if at all) for spaces like balconies, patios, windows, and parking stalls – often sits in the middle.  By default, the strata corporation is responsible for maintaining these areas, but bylaws can shift the responsibility onto the owners who use them.

This is where many disputes start. A few common examples include:

• Windows and doors: Are they part of the exterior (strata’s job) or part of the unit (owner’s job)?  Exterior-facing windows and doors, including doors to the common hallway, are common property; therefore, they are the strata’s responsibility to maintain.
  
• Balconies and patios: Check the strata plan to determine what type of property they are (common, limited, or the owner’s), then check your bylaws to determine who’s responsible for maintaining that category of property.  If they aren’t shown on the strata plan, they are common property. 

• Damage to strata lot resulting from strata neglect:  What if the roof leaks, ruining the renovation you just did to your unit?  According to strata lawyer Lesperance Mendes, “if strata lot damage arises from a problem occurring on the common property, the strata corporation is only responsible for paying for repairs to the strata lot if the strata corporation was negligent or in breach of its statutory duty to repair and maintain the common property.”  That means, typically, the unit owner is responsible for the resulting damage.  “But it was a common property pipe that burst!” you protest!  We know it doesn’t feel fair.  
  
• Water leaks: If one unit leaks into another, the source unit is responsible for the resulting damage and the strata corporation typically does not need to get involved: it is an issue between the two owners.  This assumes the source is owner property, and not common property that happens to be housed within the unit such as a common water pipe running through your unit’s walls.  Not sure whether that pipe is owner or common property?  See Whose Pipe Is it Anyways to figure it out.    

Because each strata can set its own rules through bylaws, it’s essential to read them carefully. What’s true in one building might not apply in another. When in doubt, ask your strata manager for clarification before arranging repairs.  

Insurance Considerations

Insurance adds another layer to repair and maintenance responsibilities. The strata corporation is required to carry insurance, and owners should carry their own personal policy too, but the coverage is different.

• Strata insurance covers the building’s common property, original fixtures (at the time of construction), and common assets. If a fire damages the roof or a pipe bursts, the strata’s policy typically applies.  This is true even if common property was not involved (neither damaged nor the source of the damage).  All owners are named insureds so they can open a claim under the strata’s policy.  Remember coverage doesn’t kick in unless the damage exceeds the deductible: for water damage, typically $25,000-$50,000.
  
• Owner insurance (often called condo insurance) covers what’s inside your unit – your personal belongings, upgrades you or any prior owner made since construction (e.g. countertops), and your share of the strata’s deductible if damage starts in your unit and spreads.  Once insured damage reaches the strata’s deductible, the strata’s policy takes over.

It’s important to remember that insurance doesn’t pay for preventative or routine maintenance. If a fixture wears out due to age, or a balcony surface needs resealing, insurance won’t apply. That’s where the repair responsibilities outlined in the BC Strata Property Act and your bylaws matter most.

For owners, reviewing your condo insurance policy regularly is key. Knowing what’s covered, and where you may be exposed, can save you a lot of liability if something goes wrong.

Practical Tips for Owners and Councils

The BC Strata Property Act repair and maintenance rules can seem straightforward on paper, but in day-to-day living, confusion can occur. A few practical steps can help both owners and councils stay on the same page.

For owners:

• Know your responsibilities under the Act – Read your bylaws carefully and understand how the BC Strata Property Act repair and maintenance obligations apply to your unit.
  
• Report issues right away – A slow drip or minor crack can quickly become a major problem. Prompt reporting ensures the strata corporation can deal with repairs that fall under its responsibilities.
  
• Document everything – Keep records of repairs and maintenance inside your unit. If a dispute arises over whether something is an owner or strata obligation, you’ll have proof of the work you’ve done.
  

For councils:

• Communicate clearly with owners – Be proactive about explaining the strata’s duties for repairs and maintenance under the BC Strata Property Act, especially in gray areas like balconies or drain pipes.
  
• Update bylaws where needed – Clear bylaws reduce disputes over strata versus owner maintenance responsibilities.  Don’t try to modify the bylaws yourself; hire a lawyer. 
  
• Plan ahead financially – Use the contingency reserve fund and long-term planning to cover big projects that fall under the strata’s repair obligations.
  

By taking these steps, both councils and owners can make the BC Strata Property Act repair and maintenance framework work the way it’s intended – fair, transparent, and effective at keeping buildings safe and property values strong.

When to Seek Legal or Professional Help

Even with the BC Strata Property Act repair and maintenance framework, questions often come up that don’t have simple answers. Here are some common ones:

What if owners and council disagree about a repair?

Disputes often arise in gray areas like limited common property balconies, or shared plumbing lines.  First, ask your strata manager.  If the facts of the case aren’t clear, seeking legal advice may be the best way forward.

When should we bring in a professional strata manager?

If ongoing confusion or disputes are draining time and resources, a professional manager can step in. They understand the BC Strata Property Act’s repair and maintenance rules, help apply bylaws, and ensure work gets done correctly and on schedule.

Simplify Strata Repair and Maintenance with Expert Help

Understanding the BC Strata Property Act repair and maintenance rules is one of the most important parts of strata living. Knowing who is responsible for what helps avoid conflict, keeps buildings well-maintained, and ensures costs are managed fairly.

While the Act sets the framework, every strata is unique. Bylaws, limited common property, and shared responsibilities can add complexity, which is why good management advice are so essential.

C&C Property Group helps Greater Vancouver and Fraser Valley strata councils and owners navigate these challenges with confidence. From clarifying bylaws to managing repairs and long-term maintenance planning, our team brings the experience needed to keep your community running smoothly.

Need support interpreting the BC Strata Property Act or managing repair and maintenance in your building? Contact us today to learn how we can help!