When a person purchases a condominium unit or a townhouse within a strata development, they become part of a collective ownership structure. In Canada, this structure is administered by a governing body known as a strata council in British Columbia, and a condominium corporation board of directors in Ontario, Alberta, and most other provinces. Despite the different terminology, the underlying role is largely the same: to manage the common property, enforce the corporation's bylaws, and represent the collective interests of all unit owners.

What Is a Strata Corporation?

A strata corporation — or condominium corporation, as it is called in provinces outside British Columbia — is a legal entity created automatically when a strata plan or condominium plan is registered with the provincial land titles office. Every owner of a unit within the development becomes a member of the corporation by virtue of their ownership. The corporation owns and maintains the common property, carries insurance on the building structure, and has the authority to levy fees from owners to fund its obligations.

The corporation does not operate like a private company. It cannot pursue commercial objectives. Its mandate is administrative: maintaining the physical building, preserving property values, and ensuring that the rules established in the bylaws are consistently applied.

The Role of the Council or Board

The day-to-day management of the corporation falls to the elected council (BC) or board of directors (other provinces). Members of the council are elected at the annual general meeting (AGM) from among the unit owners. In most provinces, a minimum of three members is required, though larger developments often elect five to seven.

Council members hold defined positions that vary by province but commonly include:

  • President / Chair — Presides over meetings, signs official documents, acts as the primary contact with property management firms.
  • Vice-President / Vice-Chair — Assumes the president's duties in their absence.
  • Secretary — Maintains minutes, correspondence, and the owners register.
  • Treasurer — Oversees financial records, prepares budgets, and monitors reserve fund contributions.

Councils meet regularly — typically once per month — to review maintenance requests, approve expenditures within their delegated authority, review contractor quotes, and address bylaw complaints. These meetings are generally closed to owners unless the council resolves otherwise, though owners have the right to attend general meetings and review approved minutes.

Bylaws and Rules

Every strata corporation operates under a set of bylaws. In British Columbia, the Strata Property Act provides a set of Standard Bylaws that apply unless the corporation has passed its own. In Ontario, the Condominium Act, 1998 distinguishes between declarations, bylaws, and rules — each with different amendment procedures and legal weight.

Bylaws typically address matters such as:

  • Pet restrictions (size, number, or prohibition)
  • Short-term rental rules (Airbnb-style rentals)
  • Noise and nuisance standards
  • Renovation notification requirements
  • Move-in and move-out procedures
  • Parking and storage allocation
  • Visitor parking time limits

Amending bylaws generally requires a three-quarters majority vote (BC) or a majority vote at a general meeting (Ontario, Alberta), followed by registration at the land titles office. Rules — which deal with the use of common areas and are less formal than bylaws — can typically be amended by a majority vote of the council or board.

Owner Rights and Participation

Owners hold specific rights under provincial legislation regardless of what the bylaws say. These include the right to attend and vote at general meetings, the right to review financial statements and minutes upon request, and the right to run for election to the council or board.

In British Columbia, owners who believe a bylaw has been unfairly enforced or that the strata council has acted improperly can file a complaint with the Civil Resolution Tribunal (CRT), which has jurisdiction over strata disputes under a certain dollar threshold. Ontario owners have access to the Condominium Authority Tribunal (CAT), which has expanded its jurisdiction over recent years to include disputes about records access, nuisance, and pets.

Proxy voting — where one owner authorizes another to vote on their behalf at a general meeting — is permitted in most provinces. This is particularly relevant for investor-owners who do not live in the building and may not attend meetings in person.

Annual and Special General Meetings

The AGM is the centrepiece of strata governance. Provincial legislation specifies the required notice period (typically 14 to 21 days), the minimum agenda items, and the quorum required for the meeting to proceed. Key business at an AGM includes:

  • Approval of the operating budget and maintenance fee schedule for the coming year
  • Election of council or board members
  • Review and approval of financial statements
  • Presentation of the depreciation report update (where required)

A Special General Meeting (SGM) can be called at any time when a matter requires owner approval between annual meetings — for example, approving a major capital expenditure or passing a bylaw amendment. Owners who represent a sufficient percentage of unit entitlement (typically 20 percent in BC, 15 percent in Ontario) can petition the council to call an SGM.

Property Management Companies

Many strata corporations, particularly larger ones, retain a professional property management company to handle day-to-day administrative tasks. The management company acts on behalf of the council and performs duties such as collecting fees, coordinating maintenance contractors, preparing financial reports, and issuing correspondence. The council remains the decision-making authority — the property manager is an agent, not a decision-maker.

Management fees vary based on the size of the development and the scope of services. Owners should be aware that management company contracts are typically reviewed and renewed at AGMs and that the council retains the authority to terminate a management agreement.

Provincial Legislation at a Glance

The legal framework governing strata corporations differs across Canada. British Columbia's Strata Property Act is widely regarded as one of the most detailed pieces of strata legislation in the country. Ontario's Condominium Act, 1998, as amended, introduced the Condominium Authority of Ontario and mandatory director training. Alberta's Condominium Property Act received significant updates in 2019. Quebec's co-ownership structure under the Civil Code was modernized through Bill 16 in 2020.

Prospective buyers are advised to review the specific legislation in the province where they are purchasing, as procedural requirements — from meeting notice periods to voting thresholds — vary meaningfully across jurisdictions.