The strata documents to get before you buy a BC condo
A condo is two purchases in one: your unit and a share of a building run by a strata corporation. These are the documents that show what you are really buying into.
6 min read · updated 2026-09-29 · sources at the end
Why the documents matter more than the unit
Two identical suites can be very different purchases. One sits in a building with a healthy savings fund and a maintained roof; the other sits in a building with a long repair list, a thin reserve and a lawsuit in the minutes. The unit looks the same on the listing. The documents are where the difference shows.
Ask your agent to request the package as soon as you have an accepted offer, or before you write one if the building is one you are seriously considering. Make the contract subject to your review of the strata documents so you can walk away if they are bad.
The core package
- Form B, Information Certificate. Issued by the strata corporation for the specific unit. It states the monthly strata fee, any special levy that has been approved, and any amount the seller owes the strata. The strata has to provide it within 7 days of a request, and may charge up to $35 plus a copying fee per page. A rush request can carry an extra charge from a management company.
- Bylaws and rules. Pets, rentals, moving hours, flooring, smoking and age restrictions all live here. Read the current consolidated bylaws, not just the ones the seller remembers.
- Minutes of council meetings and general meetings, ideally the last two years. This is where problems appear first: water leaks, insurance renewals, disputes between owners, quotes for repairs.
- Current-year budget and the most recent financial statements. Look at how much goes to the contingency reserve fund and whether the strata is running a deficit.
- The most recent depreciation report, if there is one. If a report exists it must be attached to the Form B.
- The insurance summary or certificate: what is covered, and what the deductibles are. See our guide on strata insurance deductibles.
- Any engineering, building envelope or roof reports, and the strata plan.
What to look for in the minutes
Search for the words that cost owners money: special levy, deductible, water damage, leak, envelope, elevator, boiler, roof, litigation, engineer, quote and reserve. A single mention is normal. The same issue coming back meeting after meeting is a warning that repairs are being postponed.
Also note how the council behaves. Minutes that show decisions being made and work being scheduled point to a building that is managed. Minutes full of tabled items and unanswered owner complaints do not.
Turning the paper into a decision
For each building, write down four numbers: the monthly fee, the reserve fund balance, the total the depreciation report says is needed over the next several years, and the deductible for water damage. Then ask whether the fee looks too low for what the building needs. A low strata fee is not always good news; it can mean the building is not saving enough and a special levy is coming.
If anything in the package is unclear, ask a lawyer or an experienced agent before you remove your subject conditions, not after.
Frequently asked questions
Who orders the strata documents?
Usually the buyer's agent asks the seller's agent or the strata management company for them. Who pays the fee is a point to settle with your agent; the strata's charge is capped by regulation.
Can I get the documents before making an offer?
Often yes for a building you are seriously considering, though the seller's side is under no obligation until there is an accepted offer. Some listings already include the documents in a package.
What if the strata management company is slow?
The strata has 7 days for the Form B. Build that time into your subject removal date, and avoid agreeing to a subject period shorter than the documents realistically take.
Sources
- Province of BC: Form B, Information Certificate
- Province of BC: paperwork for strata buyers and sellers
General information for British Columbia, not legal, tax or financial advice. Rules change: confirm current requirements with the sources above and your own lawyer, accountant or mortgage broker before you buy.