Quick Answer
When BC strata owners submit a valid petition or requisition—for example, requesting a Special General Meeting (SGM)—council must respond according to the Strata Property Act and the bylaws. This involves verifying validity, calling the meeting within the legal timeline, sending proper notice, and documenting everything. Councils that miss these steps risk procedural challenges, so check the current rules and seek advice if unsure.
What triggers an owner-requisitioned SGM?
A group of eligible owners, typically holding enough votes as set by the Strata Property Act (often 20% of the strata corporation's votes, but always verify the current threshold), can demand an SGM by submitting a signed written requisition. Once a valid petition is received, council is obligated to act—council cannot ignore, delay, or dismiss it without cause.
For example, if 20 owners in a 100-unit complex in Vancouver sign a written request for an SGM to discuss building security upgrades, council must review and respond promptly. Requisitions can only address matters within the strata corporation’s authority and must be specific in the request.
How should council verify and respond to a requisition?
Council’s first step is to confirm the requisition’s eligibility—are the signatories all entitled voters, and does the request meet the current legal threshold? If it’s unclear, consult the strata’s legal advisor or management company.
Responding defensibly means acknowledging receipt in writing, tracking timelines, and keeping a clear record of all communications with the petitioners. If the requisition is invalid, council should state the reasons in writing, citing the specific deficiency (e.g., not enough signatures). If valid, begin preparations for the SGM immediately.
What timelines and notice requirements apply?
There is a statutory deadline by which council must call the SGM after receiving a valid requisition—commonly within four weeks, but always check the current legislation and your bylaws for the exact timing. Failing to act within this window can expose the council to legal challenges or a Civil Resolution Tribunal order.
Notice to all owners must meet the minimum notice requirements (often at least two weeks), include the purpose of the meeting, and attach the full text of the requisition. Double-check the bylaw specifics for your strata, as some have stricter timelines or additional requirements.
What does defensible process look like for the SGM itself?
A defensible SGM means clear advance notice, valid quorum, and adherence to the agenda as stated in the requisition. Council should not add or remove items from the petitioned agenda.
Ensure voting procedures match both the Strata Property Act and your bylaws—this includes proxies, secret ballots if applicable, and clear recording of results. Document every step: who chaired, who attended, motions, votes, and outcomes. For more on reliable meeting records, see Orderly Minutes, Orderly Strata: Council Strategies for Reliable Meeting Records.
How should council document its actions and communications?
Every action taken—from acknowledging the requisition to delivering meeting notices and recording minutes—should be documented and filed. Keep copies of the requisition, all related correspondence, attendance records, and the final minutes in the strata’s official records.
Good documentation protects the council if there is later dispute at the Civil Resolution Tribunal or scrutiny from owners. Using an organized digital system, or a service like SearchStrata, can help ensure nothing is missed and every required record is available when needed.
Frequently Asked Questions
How many owners are needed to requisition an SGM in BC?
The threshold is typically 20% of the eligible voters in the strata corporation, but always verify the current rule in the Strata Property Act or with a qualified advisor.
What if council ignores or delays an owner requisition?
If a valid owner requisition is ignored or unreasonably delayed, owners can seek an order through the Civil Resolution Tribunal or BC Supreme Court to compel the meeting.
Can council add items to the agenda of a requisitioned SGM?
Council must limit the agenda to the business specified in the owners’ requisition and cannot add unrelated items without proper notice and owner agreement.
Do proxies count toward the SGM requisition threshold?
No, proxies do not count for the purpose of submitting a requisition; only eligible voters (owners) can sign a requisition for an SGM.
What records should council keep after a requisitioned SGM?
Council should keep the signed requisition, all meeting notices, related correspondence, attendance lists, meeting minutes, and voting results in the official strata records.
Conclusion
Handling owner requisitions and petitioned SGMs is a core governance duty for BC strata councils and property managers. Defensible process—verifying eligibility, prompt action, clear communication, and thorough documentation—reduces risk and protects council decisions. For help keeping your records organized and accessible, you can also analyze and store your strata’s documents securely with SearchStrata.
