Strata Management Basics: A Guide for Councils and Owners

Strata living is a way of life for thousands of Vancouver residents, but navigating the ins and outs of strata management can be a challenge – whether you’re a seasoned council member or a new owner. If you’ve ever felt that your strata leadership is a little unsure in what they are doing, you’re in the right place. This guide is an overview that breaks down the fundamentals, from the duties of your strata council to the responsibilities of owners, and how to choose the right strata management company for your community.

What is a strata, and what are the roles of the Strata Council in managing it?

Strata properties – think condos, townhouses, and even bare-land stratas of single-family homes – are governed by a legal structure that divides a building or complex into individually owned units and shared common areas. The strata council is a group of owners elected by their peers to oversee the day-to-day affairs of the strata corporation and make certain decisions on behalf of the owners.

Key roles of the Strata Council include:

• Enforcing bylaws and rules
• Making spending decisions within the approved budget
• Proposing a new budget at each Annual General Meeting (AGM)
• Overseeing maintenance and repairs of common property
• Proposing major maintenance projects via a funding request to owners at the AGM
• Handling emergencies
• Procuring insurance
• Communicating with owners and residents
• Making various day-to-day decisions on behalf of the strata corporation

The council acts as the voice of the community, ensuring the property runs smoothly and everyone’s interests are represented. Think of them as the board of directors for your building: they set the tone for community living and keep things on track.

What is Strata Management, and what does a strata manager do?

A strata manager is a professional hired by the strata council to handle the operational, financial, and administrative responsibilities of the strata corporation. Strata management companies in Vancouver offer a range of services, including:

• Collecting strata fees and managing overdue accounts
• Preparing budgets and monthly financial statements
• Coordinating repairs and maintenance
• Creating and executing on a seasonal maintenance plan
• Attending and facilitating Council meetings, and annual and special general meetings
• Completing statutory forms required for real estate transactions (Form B, F, etc.)
• Advising on bylaw enforcement and compliance with the Strata Property Act
• Corresponding with owners (including answering their questions) via email, phone, and formal letters

In short, the strata manager is your behind-the-scenes expert, making sure nothing falls through the cracks. They work closely with the council, providing guidance and expertise so your community can focus on what matters most – enjoying your home.

Strata Regulations That Govern Vancouver Communities

Strata Management Laws in British Columbia

At its core, strata management in British Columbia is guided by the Strata Property Act – the legislation that outlines how strata corporations must operate. If you’ve ever asked “what is strata management”, this Act is your starting point. It governs council elections, bylaw enforcement, budgeting, and the upkeep of common property.

For Vancouver strata councils, staying compliant with the Act isn’t just good practice – it’s essential to running an effective, lawful community. Whether you’re navigating repair responsibilities or financial planning, this legislation shapes nearly every aspect of strata life.

Disputes, Decisions, and the Civil Resolution Tribunal

Understanding what strata management involves also means knowing where and how disputes get resolved. In BC, that’s typically through the Civil Resolution Tribunal (CRT) – Canada’s first online tribunal. The CRT handles most strata-related disagreements, including bylaw enforcement, fines, and maintenance issues. Its decisions are legally binding and enforceable, making it a central part of the strata governance process.

For Vancouver communities, the CRT provides a faster, more cost-effective alternative to court, and its decisions often help clarify murky or outdated bylaws.

Local Bylaws, Licensing, and Long-Term Planning

Effective strata management in Vancouver also requires an understanding of local bylaws that can affect your property – especially around short-term rentals, noise, and property upkeep. On top of that, almost all strata corporations must conduct a depreciation report every five years. These reports are helpful for long-term budgeting and can help reduce special levies down the road.

Strata managers themselves must be licensed under the Real Estate Services Act (RESA), which ensures professional and ethical service delivery. Add in the BC Human Rights Code, which protects residents from housing discrimination, and it becomes clear: strata management in Vancouver is layered, regulated, and best handled by experts who know the local landscape inside and out.

What is the responsibility of the strata versus the owners?

Understanding who’s responsible for what can save a lot of headaches. Here’s a quick breakdown:

The strata corporation (via the council and manager) is responsible for the upkeep of common areas, insurance, and enforcing rules. Owners are responsible for their own units and following the community’s bylaws.

A particularly tricky area can be the responsibility for maintenance; this is influenced by the regulation, the strata’s bylaws (often vague), and decisions by the Civil Resolutions Tribunal. For example, the bylaws may assign responsibility for deck maintenance to the strata or the owners, depending on the frequency or type of maintenance.  When in doubt, ask your strata manager.

How does strata management differ from property management?

Many people ask “what is strata management compared to property management”. The answer lies in who they serve: strata managers work for the collective group of owners, while property managers typically serve individual landlords. Here’s how they stack up:

Strata management companies are hired by the strata council to serve the community as a whole. Property managers, on the other hand, work for individual landlords to manage rental units, find tenants, and handle leases. To confuse things further, some people will use “property management” as an umbrella term to refer to strata management, residential rental management, or management of commercial/industrial properties.

How do I run for Strata Council?

Thinking about stepping up? Running for strata council is a great way to make a difference in your community. Here’s how to get started:

• Check eligibility: Most strata corporations require you to be an owner (not just a resident) to serve on council.  Some stratas allow spouses or family members of registered owners, others do not.  Check your bylaws to be sure.
• Nominate yourself: Nominations usually happen at the Annual General Meeting (AGM). You can nominate yourself or have someone else nominate you.
• Prepare a short pitch: Share why you want to join and what skills or perspectives you bring.
• Get elected: Owners vote at the AGM, and you need “50% plus one” votes to be elected.  If you’re successful, congratulations – effective immediately, you’re now part of the team!

Serving on council is a rewarding way to shape your community, learn new skills, and meet your neighbours.

How do we hire a good strata management company?

Choosing the right strata management company can make or break your community’s experience. Here’s what to look for:

• Experience in strata management in Greater Vancouver: How long have they been in business in the area?  Look for companies with a proven track record in Greater Vancouver – they’ll know local regulations and have trusted vendors.
• Transparent fees: Make sure you understand what’s included and what costs extra.
• Strong communication: You want a company that’s responsive, proactive, and easy to reach.  As one small test, try calling their front desk and see if you’re sent into a confusing phone tree.
• Check Google reviews: While the industry has notoriously poor scores, there are some companies in the Vancouver area that still score 4.5+ stars.
• Rankings: While not perfect by any means, some publications such as Waterview Vancouver and Condo Control have attempted to rank local strata or property management companies.
• How big are they and where is their head office?  Some providers are massive companies serving dozens or hundreds of cities from far-away head offices, and come with extensive bureaucracies and call centres.  If you’re looking for responsive service and local expertise, consider if they are a good fit for your strata.
• Buy Canadian:  some of the large players in the Vancouver market are American companies.  If supporting Canadian firms is meaningful to you, do your research.
• Talk to management: Ask to speak to the Managing Broker so your questions are answered from someone responsible for the entire brokerage.  If it’s difficult to get hold of that person during the ‘sales’ process, imagine what it will be like when you’re already a customer and have a problem with the service.

A good strata management company will feel like a partner, helping your council make smart decisions and keeping your community running smoothly.

Empower Your Council with Expert Strata Support

Strata management doesn’t have to be a mystery. By understanding the basics – what strata management is, the roles of your strata council and your strata manager, and how to choose a fantastic management company – you’ll set your community up for success.

Ready to take your strata to the next level? Reach out to our team at C&C Property Group for expert advice, transparent service, and a partnership that puts your community first.  Let us take care of your strata so you can focus on life!