FAQs About Strata Management
The strata corporation is responsible for managing and maintaining the common property and assets of the strata development for the benefit of all of its owners. The specific obligations of the strata corporation are usually performed by the strata council, or agents or employees which it hires.
Duties include, but are not limited to:
arranging services and contracts for the strata corporation including landscaping, insurance, electrical services, maintenance, etc.;
collecting strata fees and paying strata corporation bills;
keeping and permitting access to strata corporation records as per the Strata Property Act;
preparing documents on behalf of the strata corporation such as “Information Certificates” (Form B) and "Certificates of Payment" (Form F);
attending regularly scheduled strata council meetings;
preparing the minutes of all meetings, including strata council meetings and distributing the minutes to owners;
advising the strata council in regard to the Act, Residential Tenancy Act, and workers compensation matters;
preparing budgets and financial statements.
The Strata Council is the executive body of the Strata Corporation, and is charged with the responsibility of performing the duties of the Strata Corporation including the enforcement of bylaws and rules.
All owners are eligible to run for council. Under certain circumstances, tenants may also run for council if they have been assigned the owners’ rights and the Strata Corporation has been notified of the assignment in writing.
Your strata fees are calculated by unit entitlement. Unit entitlement is your proportionate share as determined by the area of your strata lot together with your proportionate share of the common property as a percentage of the total area of all the strata lots and the common property.
Under the Strata Property Act, all owners must contribute to both the operating fund and the contingency reserve fund. Common expenses paid from the operating fund may include: utilities, landscaping, snow removal, garbage removal, wages, insurance and strata management fees. The Contingency Reserve Fund is used to pay for major maintenance and repairs that occur at a frequency of less than once per year and would include such items as roof replacement or new carpeting as approved by a 3/4 vote by the owners.
- Pre-authorized payment, whereby strata fees are directly withdrawn from your bank account on a monthly basis. When strata fees change the monthly PAP adjusts automatically.
- Post dated cheques delivered or mailed to our office.
- Pay monthly at our office by cash or cheque, or mail us a cheque
Immediately contact a council member or your strata manager. After business hours call our 24/7 emergency number.
The Strata Corporation will need to approve a Special Levy which is a charge to each strata lot to pay a proportionate share of the expense typically based on unit entitlement.
Under the Strata Property Act, a strata corporation may pass a bylaw prohibiting the rental of strata lots or restricting the number of strata lots that may be rented. Check your bylaws before renting.
If the issue cannot be resolved and the issue is in contravention of a rule or bylaw, contact council or your strata manager.