Who pays for strata repairs in BC?

Who repairs what in a BC strata: section 72, standard bylaws 2 and 8, the contingency reserve fund, special levies and depreciation reports.

Last checked November 8, 2026. Every rule below names its source; the official pages are listed at the end with their own dates.

In short

The strata corporation repairs and maintains common property and common assets (Strata Property Act s.72).
Under the standard bylaws, owners repair their own strata lot; the strata repairs the structure, exterior, balconies, exterior doors and windows and similar items, even inside a lot.
Big repairs are paid from the contingency reserve fund or a special levy (3/4 vote); depreciation reports are required every 5 years for stratas with 5 or more lots.

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The basic rule

Section 72 of the Strata Property Act: the strata corporation must repair and maintain common property and common assets. By bylaw, it can make an owner responsible for limited common property the owner uses, and it can take on specified parts of a strata lot.

Every strata has bylaws registered at the Land Title Office. Many use the Standard Bylaws in the Act's schedule; others changed them. Read your own strata's bylaws first.

The Standard Bylaws: who repairs what

Standard bylaw	What it says
Bylaw 2: the owner	The owner repairs and maintains the strata lot and any limited common property the owner has the use of, except what the strata corporation must repair under the bylaws.
Bylaw 8: the strata	The strata repairs common assets, common property that is not limited common property, limited common property (only repairs that usually happen less often than once a year, plus the items below) and, inside a strata lot, only the items below.
The items	The structure of a building; the exterior; chimneys, stairs, balconies and other things attached to the exterior; doors, windows and skylights on the exterior or that front on common property; fences, railings and similar structures that enclose patios, balconies and yards.

How repairs are paid for

Contingency reserve fund: for expenses that usually happen less often than once a year, or do not usually happen (s.92). The yearly contribution must be at least 10% of the operating fund contribution (Regulation s.6.1).
Special levy: needs a 3/4 vote at a general meeting if it is shared by unit entitlement, and a unanimous vote if it is shared another way (s.108). A 3/4 vote counts the votes cast by eligible voters present in person or by proxy, not abstentions.
Insurance deductible: section 158 makes the deductible a common expense paid through strata fees, and lets the strata sue an owner who is responsible for the loss. Many stratas also have bylaws that charge the deductible back to an owner; check yours.

Depreciation reports since 2024

A strata with 5 or more lots must get a depreciation report at least every 5 years (Regulation s.6.21-6.22).
The option to waive it each year by a 3/4 vote was repealed in 2024 (B.C. Reg. 88/2024).
A strata with no report since December 31, 2020 needed one before July 1, 2026 in the Capital Regional District, Fraser Valley and Metro Vancouver, and needs one before July 1, 2027 elsewhere.
Since July 1, 2025 the report must be written by a qualified person, such as a professional engineer, architect, AACI appraiser or certified reserve planner.

How common strata homes are

Live data: strata share of BC home sales, 12 months to September 2026

Place	Condos and townhomes, share of sales	Homes sold
Vancouver	65%	8,767
Surrey	50%	8,766
Burnaby	74%	4,493
Richmond	67%	3,696
Victoria	65%	1,465
Kelowna	48%	3,644
Kamloops	28%	1,828
Nanaimo	28%	1,850
Prince George	12%	1,569

Source: Province of British Columbia, Property Transfer Tax data (OGL-BC), 12 months to September 2026. Data updated November 08, 2026.

All 168 BC cities and towns

Disputes

Most strata disputes, for example about repairs, bylaws or levies, go to the Civil Resolution Tribunal, BC's online tribunal. Some matters, such as ending a strata or appointing an administrator, it cannot decide.

Questions

Who fixes a leaking window in my strata unit?

Under the Standard Bylaws, exterior windows are on the strata's repair list, even though they are part of a strata lot. Your strata's own bylaws may differ, so check them.

What vote is needed for a special levy in BC?

A 3/4 vote if the levy is shared by unit entitlement; a unanimous vote if it is shared another way (s.108).

Can a strata still skip its depreciation report?

Not if it has 5 or more lots: the yearly 3/4-vote waiver was repealed in 2024, and a report is needed every 5 years.

Where do strata repair disputes go?

Usually to the Civil Resolution Tribunal, BC's online tribunal for strata disputes.

Sources

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Last checked November 8, 2026. General information only - not financial, legal, tax or real estate advice. Rules change: confirm with the official source or a licensed professional before you act.