Quick Answer
As a BC strata owner, you have the right to request and review strata records under Section 35 of the Strata Property Act. Submit a written request to your strata corporation specifying the documents you want. The strata has up to two weeks to respond, and reasonable copying fees may apply.
What records can BC strata owners request?
BC strata owners can request a wide range of records, including financial statements, minutes, bylaws, depreciation reports, and insurance information. By law, these include Section 35 records such as council meeting minutes, AGM/SGM minutes, the current budget, Form B, rules and bylaws, depreciation reports, and insurance policies. Strata corporations must also provide contracts entered into by the strata, legal opinions paid for by the corporation, and details about the contingency reserve fund (CRF) and operating fund balances. If you're in a building in Vancouver or another city, your records request covers the same provincial requirements. Review the Strata Property Act for the full list.
How do you request strata records under Section 35?
To request strata records, send a written request to your strata council or property manager specifying the records you want to access. Most owners submit requests by email, but requests in writing (with a date and description of documents) are just as valid. The strata corporation must provide access within two weeks, though many respond faster if the records are readily available. You can request to view documents in person or receive copies, which may be emailed or provided as printed copies for a fee. Keep a record of your request and follow up if you do not receive a response in the required timeframe.
What fees and timelines should owners expect?
BC strata corporations can charge reasonable fees for copying and delivering records, but cannot refuse access altogether. By law, the response deadline is within two weeks of receiving your written request. Copying fees are typically a few cents per page for paper copies, or a flat fee for electronic versions. Some stratas may waive fees for simple electronic delivery if you request documents digitally. If you’re concerned about costs, clarify your preference and ask for an estimate before proceeding with large requests. It’s rare for a strata to delay past the legal deadline, but owners can contact the Civil Resolution Tribunal if access is unreasonably denied.
What should you do if your request is ignored or denied?
If your strata council ignores or denies your records request, you have further options under BC law. After two weeks with no response, or if you receive a refusal without valid reason, you can remind the strata of their Section 35 obligations in writing. In most cases, this prompts a response. If not, owners may file a complaint with the Civil Resolution Tribunal (CRT) to compel access to records. The CRT process is online, affordable, and designed for self-representation. Most disputes are resolved before reaching a formal hearing, but it's helpful to show you've followed up and made reasonable efforts first. Review any recent minutes or notices for updates related to your request.
How can you use strata records to better understand your building?
Accessing your strata’s records helps you stay informed about financial health, planned projects, past repairs, and council decisions. Reviewing minutes, budgets, and depreciation reports reveals patterns in spending, maintenance, and common concerns—helping you anticipate issues or special levies. Use records to assess how bylaws are enforced and how transparent your council is with owners. For major packages, like a full set of AGM minutes or depreciation reports, services like SearchStrata can help you analyze and extract key insights quickly, saving time and frustration.
Frequently Asked Questions
What is Section 35 of the Strata Property Act?
Section 35 outlines a BC strata corporation's obligation to maintain and provide access to specific records, ensuring owners can review important documents about their building.
Are there limits on what records I can request as an owner?
Owners can request most strata documents, but strata can withhold records relating to ongoing litigation, records that violate privacy, or documents not required to be kept under the Act.
Can I request records from previous years?
Yes, owners can request historical records, such as past minutes or financial statements, provided the strata still retains them as per statutory record-keeping timelines.
How much can a strata charge for record copies?
Strata corporations may charge for copies of records, but the fee is capped by regulation at 25 cents per page—not set by the strata's own bylaws or rules—and inspecting the records costs you nothing.
What can I do if my strata repeatedly delays access to records?
If a strata consistently fails to provide records, owners may apply to the Civil Resolution Tribunal for an order compelling access, and the strata may face penalties or be required to pay costs.
Conclusion
Having timely access to strata records is key to understanding the decisions, finances, and health of your building. Whether you’re reviewing minutes, bylaws, or financials, knowing your rights and the process under Section 35 can help you stay informed and involved. If record review feels overwhelming, platforms like SearchStrata can simplify document analysis and highlight what matters most—making it easier for owners to stay proactive.
