Quick Answer
As a BC strata owner, you have the right to request a wide range of strata records under Section 35 of the Strata Property Act, including minutes, financials, bylaws, and more. You must submit a written request and pay a fee (set by regulation or your strata’s bylaws) for copies. Confirm the current rules on eligible records and fees, as regulations can change; if in doubt, consult a strata lawyer or your property manager.
What records can you request as a strata owner?
Strata owners are generally entitled to access key building records such as council and general meeting minutes, financial statements, bylaws, insurance policies, and lists of council members. The Strata Property Act outlines what documents must be kept and produced, but always check with your strata office or a legal source for the latest list. Some examples include:
- AGM and SGM minutes
- Council meeting minutes
- The current budget and financial statements
- The most recent depreciation report
- Registered bylaws and rules
- Insurance certificates and policies
You may also request records related to your own unit, such as correspondence with council about your suite or renovation approvals.
How do you properly make a Section 35 records request?
Making a Section 35 request involves a written submission to your strata corporation, specifying the records you want to access and whether you want to view or receive copies. Most stratas require that the request be made in writing—email is acceptable for many—but always check your strata’s policy or bylaws.
You’ll need to be specific about which documents you want and for which period (for example, “all council meeting minutes for 2024”). A fee per page or per document is usually charged, as permitted under the regulations. Your strata is supposed to respond within a set timeframe—verify the current statutory deadline with the Strata Property Act or a qualified advisor.
Are there limits to what you can access?
Some records are excluded from owner requests to protect privacy or legal confidentiality. Strata corporations are not required to provide records that disclose personal information about other owners or ongoing legal matters, unless the law requires it.
Examples of typically restricted documents include:
- Correspondence containing personal information unrelated to your own lot
- Legal opinions obtained for the strata
- Records related to bylaw enforcement against other owners
If your request is denied, your strata should explain the reason. For unresolved disputes about access, owners may appeal through the Civil Resolution Tribunal or seek legal advice.
What should you do if your strata is slow or refuses your request?
If your strata council or manager is unresponsive or declines your request without good cause, you have options. Owners can follow up with a formal written reminder citing Section 35, or ask the strata manager for clarification on the delay.
If delays persist or you feel your rights are being violated, you may submit a complaint through the Civil Resolution Tribunal or contact a BC strata lawyer. Document your communications and keep copies of all correspondence for future reference. Check out the guide on What Strata Owners Should Know About Requesting Section 35 Records in BC for a deeper dive into process and tips.
How can SearchStrata help you make sense of the records you receive?
Even when you receive the records, understanding what’s important (and what’s missing) can be overwhelming. Tools like SearchStrata can analyze meeting minutes, financials, and depreciation reports to highlight issues, red flags, or trends in your building.
If you feel buried in paperwork, using automated analysis tools can surface details that matter—like upcoming major repairs, rising insurance costs, or patterns in council decisions. This makes it easier for owners in places like Vancouver or Surrey to stay informed and involved.
Frequently Asked Questions
What records can I request from my strata under Section 35?
You can generally request council and general meeting minutes, financial statements, bylaws, insurance policies, and other official records maintained by your strata, subject to restrictions for privacy and legal confidentiality.
How long does my strata have to respond to a records request?
Strata corporations must respond within a period set by the Strata Property Act, which can change. Owners should verify the current time frame with the Act or a qualified professional.
Can I be denied access to strata records for any reason?
You may be denied access to records containing personal information about other owners or confidential legal matters. Your strata should provide a reason if access is refused.
What if my strata charges too much for copies of documents?
Fees for strata records are regulated, but the maximum allowed can change. Owners should confirm the current allowable fee per page and question excessive charges with their strata or a legal advisor.
How can I use the records I receive to stay informed about my building?
Reviewing official records helps you understand your strata's finances, council decisions, and upcoming projects, allowing you to participate more effectively in your community.
Conclusion
Access to strata records is a fundamental right for BC condo owners, helping you stay informed, advocate for your interests, and promote transparency in your building. If you’re unsure what to ask for or how to interpret complex documents, consider tools like SearchStrata to streamline your analysis and make sense of what’s really happening in your community.
