Strata renovation approval in British Columbia

The short answer

• Check which bylaws apply to your strata. They are the Standard Bylaws unless your strata has filed different ones.^[2]
• Under the Standard Bylaws, alterations involving the structure, the exterior, exterior doors and windows, balconies and railings, or common property need the strata corporation’s written approval.^[1]
• So can replacing original flooring and fixtures, because they are part of what the strata must insure.^[1][5][6]
• Strata approval does not replace building, electrical or gas permits, and permits do not replace strata approval.^[9][11]

Want a checklist for your own project? Use the free Renovation Approval Readiness Check.

Start with the bylaws that actually apply

The Strata Property Act sets out a Schedule of Standard Bylaws. They apply to a strata corporation except to the extent that different bylaws are filed in the land title office.^[2] Amendments need a 3/4 vote at a general meeting and have no effect until they are filed, so a bylaw that was voted on but never filed is not yet in force.^[2]

Many stratas adopt their own alteration bylaws. The provincial government notes that bylaws may require written permission for changes such as moving walls, changing flooring, or plumbing and electrical work, often known as alteration agreements.^[7] Ask your strata manager or council for the current bylaws and rules; the strata must provide them within one week of a request.^[4]

What needs written approval under the Standard Bylaws

Alterations to a strata lot (Standard Bylaw 5)

An owner must obtain the strata corporation’s written approval before altering a strata lot in a way that involves any of the following:^[1]

• the structure of a building;
• the exterior of a building;
• chimneys, stairs, balconies or other things attached to the exterior;
• doors, windows or skylights on the exterior, or that front on the common property;
• fences, railings or similar structures that enclose a patio, balcony or yard;
• common property located within the boundaries of a strata lot;
• the parts of the strata lot that the strata corporation must insure.

That last item is the one most owners miss. The strata must insure fixtures built or installed by the owner developer as part of the original construction,^[5] and the regulation defines fixtures to include floor and wall coverings and electrical and plumbing fixtures.^[6] Replacing the original floors, cabinets or bathroom fixtures can therefore need written approval even when the work is entirely inside the unit. Bylaw 5 does not apply to bare land strata lots.^[1]

Alterations to common property (Standard Bylaw 6)

An owner must also obtain written approval before altering common property, including limited common property, or common assets.^[1] Balconies and parking spaces, for example, may be designated as limited common property.^[8] Before you finalize the scope, ask the strata manager or council whether any part of the work, including pipes, wiring or vents, crosses common or limited common property.

What the strata can and cannot do

• Conditions. Under both bylaws the strata may require the owner to agree in writing to take responsibility for any expenses relating to the alteration.^[1]
• Reasonableness. For alterations to a strata lot, the strata must not unreasonably withhold its approval. Standard Bylaw 6, for common property, contains no equivalent wording.^[1]
• Significant changes. The strata corporation must not make a significant change in the use or appearance of common property without a 3/4 vote at a general meeting, apart from limited exceptions such as urgent safety work.^[3] Provincial guidance applies the same vote to owner alterations that would cause a significant change.^[8]
• Rules versus bylaws. Council can make rules about the use, safety and condition of common property, such as elevator bookings or working hours in shared areas. Rules cannot govern the use of strata lots; only bylaws can.^[2][7]

How council decides

Under the Standard Bylaws, council decisions are made by a majority of the council members present, and results are recorded in the minutes. Owners must be told about the minutes within two weeks of the meeting.^[1] Because the bylaws require written approval, a conversation in the hallway is not enough: ask for the decision, and any conditions, in writing.

Permits are a separate track

Local governments regulate building permits and inspections through their own bylaws, so what needs a permit varies by municipality.^[9] As one example, the City of Vancouver generally requires a permit to move interior walls or existing plumbing, electrical or gas lines, for structural repairs, and for drywall repairs to fire separations in multi-unit residential buildings, while replacing fixtures, cabinets or flooring and painting do not need one.^[10] Vancouver also warns that the homeowner is responsible for work-without-permit penalties even if a contractor said no permit was needed.

Electrical and gas work is regulated by Technical Safety BC or, in some cities, by the local government. Strata owners cannot obtain homeowner electrical or gas permits and must hire a licensed contractor.^[11][12]

Before workers renovate any building, WorkSafeBC requires the employers responsible for the work and the owner to ensure a qualified person inspects for hazardous materials such as asbestos and lead.^[14]

An order that keeps the project moving

This sequence is practical advice rather than a legal requirement:

1. Read the current bylaws and rulesConfirm whether your strata uses the Standard Bylaws or its own alteration bylaws.
2. Define the scope in writingRooms, materials and anything touching structure, services, the exterior or common property.
3. Choose the contractorGet insurance details, WorkSafeBC coverage, and who will hold any permits.
4. Apply to the strata in writingInclude the scope, specifications, schedule and contractor details, and allow time for the next council meeting.
5. Sign any alteration agreementRead the conditions on cost, repair and insurance before you sign, and keep a copy.
6. Obtain permits and the hazardous materials surveyStrata approval and permits are independent; you need both where they apply.
7. Book shared spaces and notify neighboursFollow strata rules on elevators, hallways and working hours.
8. Close out and keep the recordFinal inspections, deficiencies, warranties and as-built details. See the closeout checklist.

If you disagree with a decision

In BC, the Civil Resolution Tribunal can resolve most strata disputes, including the interpretation of bylaws and decisions of the strata corporation or council that affect an owner or tenant. Its Solution Explorer is a free starting point.^[15]