Quote from admin on October 20, 2026, 7:29 pm

Fall is AGM season for a lot of BC stratas, and this year many owners are opening their notice to find a bigger reserve contribution, a special levy, or both. Before you sign a proxy or show up to vote, here's what to check. (General information only, not legal advice.)

1. Was the notice on time? The Strata Property Act (s. 45) requires at least 2 weeks' written notice of an annual or special general meeting (4 weeks if a winding-up resolution is on the agenda).
2. Is the exact wording there? Any resolution that needs a 3/4, 80% or unanimous vote has to be in the notice with its proposed wording (s. 45(3)). A vague "council will discuss a levy" isn't a resolution you can be asked to approve.
3. Does the special levy resolution say all five things? Under s. 108(3) it must set out the purpose, the total amount, how each lot's share is worked out, each lot's share, and the payment date(s). Levies shared by unit entitlement need a 3/4 vote; any other split needs a unanimous vote (s. 108(2)).
4. Did the budget come with a financial statement? The proposed budget has to be sent with the AGM notice, along with a financial statement (s. 103(2)). Owners can amend it by majority vote at the meeting before it's voted on (s. 103(4)).
5. Check the reserve contribution against the depreciation report. The annual contingency reserve contribution must be at least 10% of the operating fund contribution and set after considering the latest depreciation report (Regulation s. 6.1). Most stratas with 5+ lots now need a depreciation report every 5 years; Metro Vancouver, Fraser Valley and CRD stratas were due by July 1, 2026, and the rest of BC by July 1, 2027.
6. Ask for the records now, not at the meeting. You can request the depreciation report, minutes and contracts in writing, and the strata generally has 2 weeks to provide them (s. 36). Fees for copies are capped by regulation.
7. Know what happens if the budget fails. If owners vote it down, council has 30 days to bring a new budget to a special general meeting, and fees stay at last year's level until one passes (s. 104).

Tell us: is your strata proposing a levy or a big fee jump this year? Post a reply below (no names or building details needed).

Strata Forum is an owner-run information site. This is general information, not legal advice. For your situation, check the Act at bclaws.gov.bc.ca, the Civil Resolution Tribunal (civilresolutionbc.ca), or a lawyer.