Quick Answer
Unapproved strata alterations are changes made to a unit or common property without the required permission from the strata council under BC’s Strata Property Act and the corporation’s bylaws. For buyers, this can mean legal liability, unexpected costs, or forced removal. Always review strata documents for alteration approvals and clarify any discrepancies before removing subjects.
What counts as an unapproved strata alteration?
Any modification to a BC strata lot or common property that hasn’t been formally approved by the strata council under the bylaws is considered unapproved. This could include things like:
- Installing hardwood floors in a no-hardfloor building
- Adding a washer/dryer without proper council sign-off
- Enclosing a balcony or changing unit doors
The Strata Property Act and most bylaws require written permission for significant changes, especially those affecting safety, structure, or the appearance of the building.
How can buyers spot unapproved alterations in strata documents?
Check for references to unit changes in council meeting minutes, AGM packages, and the Form B. Approval letters—or the absence of them—matter.
Look for:
- Council discussions of alteration requests or bylaw breaches (e.g., "Owner of 305 installed new flooring without approval")
- Notes in Form B about unauthorized modifications
- Alteration request forms included in Section 35 records
If documents are silent or unclear, request more information from the seller’s agent or the strata manager.
What risks do unapproved alterations create for buyers?
Unapproved alterations create several risks for BC condo buyers. You may have to pay to restore the unit, remove the change, or cover damages.
Potential risks include:
- Liability for repair costs if the change damages common property
- Insurance complications if work wasn’t done to code
- Strata imposing fines or requiring costly removal after purchase
In Vancouver and Burnaby, buyers have dealt with re-installing carpet, removing unauthorized patio enclosures, or covering $5,000+ plumbing repairs.
What should buyers do if they find an unapproved alteration?
Buyers should always clarify alteration status before removing subjects. If you discover an unapproved change, you have options:
- Ask the seller to seek retroactive approval from the strata council
- Negotiate a holdback or price reduction to cover potential remediation
- Get written confirmation from the strata manager about any enforcement plans
If the strata is strict or the alteration is major, it may be best to walk away unless resolved.
How do strata bylaws shape alteration approvals?
Strata bylaws set the limits and process for alterations, and each building’s rules can differ. Most require written requests, council approval, and sometimes city permits.
Common bylaw topics:
- Types of changes needing approval (flooring, plumbing, walls)
- Who pays for future repairs
- Specific restrictions (e.g., "no hard floors above second floor")
Always review the bylaws in your package, as what’s allowed in Surrey may be restricted in Vancouver or Victoria buildings.
Frequently Asked Questions
What happens if I buy a condo with an unapproved alteration?
You may be responsible for restoring the unit to its original state or covering fines and damages. Check with the strata council and consider negotiating with the seller before finalizing the deal.
Can the strata force me to remove an unapproved alteration after purchase?
Yes, a strata council in BC can require the new owner to remove unauthorized changes if the alteration breaches bylaws or did not receive approval.
Are all alterations in a strata lot subject to approval?
Not always—minor cosmetic changes may not need approval, but anything impacting structure, safety, common property, or building systems typically requires written permission under the bylaws.
How can I confirm if an alteration was approved by the strata?
Look for written approval documents, references in minutes, or notes in the Form B. When unsure, request confirmation from the strata manager or council in writing.
Is the seller responsible for unapproved alterations in BC strata sales?
While sellers should disclose, BC buyers can inherit responsibility. It’s vital to check strata documents and clarify all alteration approvals before finalizing your purchase.
Conclusion
Unapproved alterations in a strata property can become a major headache for buyers, especially during the fast-paced spring market. Always investigate alteration status in the strata documents, and don’t be afraid to ask direct questions of the seller and the strata manager. Using SearchStrata can help flag red flags and ensure you know exactly what you’re buying—so you can move forward with confidence.