Quick Answer
As a BC strata owner, you have a legal right to request most strata records—including minutes, financial statements, bylaws, and contracts—under Section 35 of the Strata Property Act. Submit your written request to the strata corporation or manager, pay the allowed fee, and expect to access the records within a set timeline. Always confirm the current process and any applicable fees with your strata, as requirements and turnaround times can vary.
What Are Section 35 Strata Records and Why Do They Matter?
Section 35 records include a broad set of documents—like annual and special general meeting minutes, council minutes, financial statements, bylaws, rules, and legal correspondence—that strata corporations must keep and provide to owners on request. These records are important because they provide transparency about your building’s finances, governance, and decision-making. For example, reviewing council minutes can reveal upcoming projects or potential bylaw changes. Having up-to-date records is also crucial if you want to clarify a fee increase, verify repairs, or understand the history behind a council decision.
How Do You Request Strata Records as an Owner?
To request records, you’ll need to submit a written request—often by email or through an online portal—to your strata corporation or strata manager. Be specific about what you want (e.g., "all council meeting minutes from the past 12 months" or "current bylaws and rules"). The strata corporation can charge a fee for copies or access, with maximums set by regulation, so ask for the current rate. Once your request is received and any required payment made, the strata must provide the records within a set number of days—verify the latest timeline with the Strata Property Act or a qualified professional if you’re unsure.
Which Strata Records Can You Access—and Are There Limits?
Owners generally have the right to access a wide range of records, including meeting minutes, budgets, financial statements, depreciation reports, bylaws, rules, and insurance policies. However, there are limits: personal information about other owners, private communications, and records under solicitor–client privilege are not normally provided. If your strata declines to release certain records, they should give a reason, often citing privacy laws (like PIPA) or legal privilege. For more detailed guidance on what’s available, see How to Request Strata Records in BC: A Practical Owner’s Guide.
What Should You Watch for When Reviewing Strata Records?
When you review records, check for recent or recurring issues in council minutes (like leaks, legal disputes, or budget overruns) and look for clarity around decisions in AGM or SGM packages. Comparing financial statements over time can help spot trends in expenses or special levies. If a record seems incomplete, missing, or inconsistent, consider following up with your strata manager or council, or seek independent advice if you’re concerned about transparency. Staying informed through regular review of minutes and financials helps you anticipate changes and advocate effectively within your Vancouver or local strata community.
What If the Strata Doesn’t Provide the Records You Request?
If your request is ignored, delayed, or denied without clear justification, you have options. Start by sending a polite follow-up and requesting a written explanation for any refusal. If the issue persists, you can file a complaint with the Civil Resolution Tribunal (CRT), which handles strata document disputes in BC. The CRT process is designed to be accessible without a lawyer, but always verify your eligibility and the current procedure before proceeding. Regular access to records is a right—not a favour—so persistence is sometimes necessary.
Frequently Asked Questions
What records can I request from my BC strata?
You can generally request meeting minutes, budgets, financials, bylaws, rules, insurance policies, and most contracts, but not personal information or records under legal privilege.
How long does my strata have to respond to a records request?
Strata corporations are required to provide records within a set number of days as regulated; confirm the current deadline with the Strata Property Act or a qualified strata professional.
Can the strata charge me for copies of records?
Yes, the strata may charge a fee for copying or providing records, up to maximum amounts set by regulation. Always confirm the current fee schedule.
What do I do if my strata refuses to provide records?
If your request is denied or delayed, ask for a written explanation. If unresolved, you can bring the matter to the Civil Resolution Tribunal for a decision.
Are meeting minutes private or can all owners access them?
Minutes of council and general meetings are not private and must generally be made available to all owners, except for sections that reveal personal or privileged information.
Conclusion
Accessing your strata’s records is both your right and your best tool for staying informed as an owner. Whether you want to clarify a recent decision, review the financial position, or simply keep up-to-date with council activities, requesting Section 35 documents helps you stay engaged in your building. For a clearer, faster review of these records, consider using SearchStrata to analyze your strata package and highlight risks or patterns you might otherwise miss.
