an index to the strata property act€¦ · an index to the strata property act vancouver island...
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AN INDEX TO THE STRATA PROPERTY ACT Vancouver Island Strata Owners Association
Access to records Section
Owner developer................................................................................. 23
Strata ............................................................................................... 36
Access to units by council ............................................................................. 69
Address of strata corporation ........................................................................ 62
Acquisition of land by the strata corporation ................................................... 78
Age bylaw ................................................................................................. 123
Amalgamation of strata corporations ............................................. Part 15, Div 2
Amendment of strata plan ........................................................ Part 15, Div 1
Creating a new strata lot ................................................................... 262
Designating limited common property ................................................. 257
Limited common property .................................................................. 258
Schedule of unit entitlement ............................................................... 261
Vote requirement .............................................................................. 99
Annual Financial Statement .......................................................... Regulation 6.7
Annual General Meeting ............................................................................... 40
Arbitration....................................................................... Reg 17.16. . . 175-189
Assessment and taxation ............................................................................. 67
Attendance at council by owners ....................................... Standard Bylaws 17(3)
Bare land strata corporations ........................................................................ 68
Borrowing money ....................................................................................... 112
Budget
Contingency Reserve Fund (Also see Regulation 6.1)
Contribution required ................................................................ 93
Definition ................................................................................. 92
Discretionary spending ....................................................................... 98
Failure to approve ............................................................................. 104
First AGM Budget ............................................................................... 20
First budget requirements ................................................................... 21
Fiscal year ....................................................................................... 102
Payments by Owners .......................................................................... 14
Requirements ...................................................... See also Reg 6.6. .103
Surpluses and deficits ........................................................................ 105
Unapproved expenditures ................................................................... 98
Builders Liens
Act applies ......................................................................................... 86
After purchase from owner developer ................................................... 88
Against strata lots in phased strata plans .............................................. 87
Removal of lien after purchase from owner developer ............................. 89
Removal of liens and other charges ...................................................... 90
Bylaws and rules
Age .................................................................................................. 123
Amending ......................................................................................... 126
Amendment and approval procedures ................................................... 128
Council responsibility to enforce ............................................................ 26
Enforcement ...................................................................................... 129
Nature of .......................................................................................... 119
Pets ................................................................................................. 123
Relating to sale of strata lot ................................................................ 122
Remedying contraventions of bylaws .................................................... 133
Rental bylaw ............................................................................... Reg 81.
Schedule of standard bylaws ............................................................... 117
Standard bylaws described .................................................................. 120
Unenforceable bylaws ......................................................................... 123
Voluntary dispute resolution ................................................................ 124
Cancellation and winding up of strata corporation ..................................... Part 16
Certificate of lien ........................................................................................ 116
Certificate of payment ................................................................................ 115
Changes to strata lots .................................................................................. 70
Collecting money own: notice required ......................................................... 112
Common assets, disposal of .......................................................................... 79
Common expenses ...................................................................................... 91
Common property
Access to by strata corporation ........................................................... 77
Altering of by owner ....................................................... Standard bylaw 8
Changes in ........................................................................................ 71
Common property and common assets ................................................. 66
Common property defined ..................................................................... 1
Designating as limited
by owner developer ................................................................... 73
by 3/4 vote of owners .............................................................. 74
Disposal of ......................................................................................... 80
Mortgage, must not ........................................................................... 81
Repair and maintenance .................................................................... 72
Repair and maintenance ............................................... Standard Bylaw 8
Short term exclusive use designation .................................................. 76
Complaint, right to answer and notice of decision ........................................... 135
Complaint against council member ................................................................ 136
Conflict of interest by council member ............................................................ 32
Contingency reserve fund
Accounting, investment, and interest .................................................... 95
Borrowing from ............................................................................ Reg 6.3
Contributions to
Non-returnable ......................................................................... 101
Required 93 See also regulation 6.1 ........................................ 93
Minimum ....................................................................... Reg 6.1(a)
Expenditures .................................................................................... 96
Contracts
Cancellation of management contracts .................................................. 39
Capacity to enter ................................................................................ 38
Contribution to expenses, changing basis ...................................................... 100
Costs added to amount owing ....................................................................... 118
Council
Accountability .................................................................................... 33
Attendance by owners ............................................. Standard Bylaw 17(3)
Bylaw enforcement ............................................................................ 26
Complaint against council member ...................................................... 136
Complaint, right to answer and notice of decision .................................. 135
Conflict of interest .............................................................................. 32
Contract validity ................................................................................ 30
Control and restriction by corporation .................................................... 27
Delegation of powers .................................................... Standard Bylaw 20
Discretionary spending ....................................................................... 98
Duty to enforce bylaws and rules .......................................................... 33
Election ............................................................................................ 25
Eligibility to serve .............................................................................. 28
Hearing by council ............................................................. Reg 4.0, 134.1
In-camera meetings ................................................. Standard Bylaw 17(4)
Membership ....................................................................................... 29
Minutes (Distribution) ................................................... Standard Bylaw 19
Officers ........................................................................ Standard bylaw 13
Quorum ....................................................................... Standard bylaw 16
Records ............................................................................................. 35
Recreational facilities, denial of use ...................................................... 134
Removal of members ................................................. Standard Bylaw 11
Remuneration ..................................................................................... 34
Replacement of members .............................................. Standard bylaw 12
Responsibility to enforce bylaws ........................................................... 26
Right to answer complaint .................................................................. 133
Responsibility to enforce bylaws ........................................................... 26
Standard of care ................................................................................ 31
Terms ........................................................................ Standard Bylaw 10
Vacancies .................................................................. Standard Bylaw 12
Court appointed voters ................................................................................. 58
Definitions and interpretations ...................................................................Part 1
Depreciation report .................................................. Also see Regulation 6.2 .. 94
Discretionary spending by council .................................................................. 98
Disposal of common property ....................................................................... 80
Disposal of land held by the strata corporation ............................................... 79
Dispute resolution
Arbitration ................................................................................ 175-177
Bylaw ............................................................................................... 124
Mediation .......................................................................................... 181
Disputed debts .......................................................................................... 114
Easements ................................................................................................. 69
Emergency expenditures .......................................................................... 98(3)
Enforcement of bylaws and rules ............................................................ 129
Bylaw contraventions ........................................................................ 133
Entitlement
Adjusting .................................................................................... 246(7)
Calculation of .............................................................................. 246(3)
Changing .......................................................................................... 261
On liquidation ................................................................................... 278
Eviction of tenant
By landlord ...................................................................................... 137
By strata corporation ......................................................................... 138
Fees
Failure to return records by management company ......................... Reg 4.3
Information certificate .................................................................. Reg 4.4
Maximum ................................................................................... Reg 4.2
Strata, calculation of .......................................................................... 99
Financial Reporting ................................................................................ Reg 6.7
Fines ........................................................................................................ 130
Landlord’s and owners ........................................................................ 131
Maximum .......................................................................................... 132
Fiscal year change....................................................................................... 102
Forced sale of lot to collect money owing ....................................................... 117
Form B (Information Certificate) ........................................................ Reg Sec 59
General Meetings
Agenda and resolutions ....................................................................... 46
Annual general meetings ................................................................ 40
First Annual ...................................................................... 16(1)(2)
Business ................................................................................... 20
Chair ........................................................................................ 19
Electronic attendance ................................................................. 49
Failure to meet .......................................................................... 47
Notice requirements .................................................................. 45
Quorum ................................................................................... 48
Reconsidering resolution passed by 3/4 vote ................................. 51
Waiver of quorum ...................................................................... 41
Special General Meetings
Called by corporation ................................................................. 42
Called by owners (voters) ........................................................... 43
Notice requirements ................................................................... 45
Waiver ..................................................................................... 44
Unanimous vote ................................................................................. 52
Voters .............................................................................................. 54
Votes per strata lot ............................................................................. 53
Voting .............................................................................................. 50
Giving notice and providing information
Address of strata corporation ............................................................... 62
Information certificate ......................................................................... 59
Given by strata corporation .................................................................. 61
Landlords to tenants........................................................................... 146
Of legal service on corporation ............................................................ 64
Of general meetings ........................................................................... 45
To mortgagee ..................................................................................... 60
Habitable area ........................................................................................ 70(4)
Information Certificate (Form B) .................................................................... 59
Information to owners .................................................................................. 36
Interest ............................................................................................... Reg 6.8
Insurance, general
Application of insurance money ........................................................... 157
Contribution with other policy .............................................................. 162
Court orders ...................................................................................... 160
Decision not to repair or replace .......................................................... 159
Deductible ........................................................................................ 157
Fixtures ............................................................................................ 149
Insurable interest .............................................................................. 153
Named insured .................................................................................. 155
Owners ............................................................................................ 161
Payment of proceeds ......................................................................... 156
Reviewing and reporting .................................................................... 154
Insurance coverage, optional
Errors and omissions ......................................................................... 151
Other .............................................................................................. 152
Insurance coverage, required
Liability............................................................................................. 150
Property ........................................................................................... 149
Interim budget .......................................................................................... 13
Payments by Owners .......................................................................... 14
Surpluses and deficiencies .................................................................. 4-7
Landlord
Assigning powers to tenants ................................................................ 146
Eviction of tenants by ......................................................................... 137
Information to tenants ........................................................................ 147
Responsibility for tenants .................................................................... 131
Leasehold strata lots ........................................................................... Part 12
Leases, long term ..................................................................................... 148
Legal proceedings
General .................................................................................... 168, 169
Informing Owners ................................................................ 167(1)
Preventing or remedying unfair acts ........................................... 164
Other remedies......................................................................... 165
Sharing costs ...................................................................... 167(2)
Owners liability for judgments ............................................................. 166
Suits against the strata corporation
By non-owners .................................................................... 163(1)
By owners ........................................................................... 163(2)
Suits by the strata corporation
Against an owner ...................................................................... 170
Representing owners ................................................................. 171
Legal service
On corporation ................................................................................... 64
To Mortgagee ..................................................................................... 60
Liens
Builders
Act applies ................................................................................ 86
After purchase from owner developer ........................................... 88
Against strata lots in phased strata plans ..................................... 87
Removal after purchase from owner developer .............................. 89
Removal of liens and other charges .............................................. 90
For unpaid fees ................................................................................. 116
Forced sale of lot to collect money owing .............................................. 117
Limited common property
Access to by strata corporation ........................................................... 77
Designation
By owner developer ................................................................... 73
By owners ................................................................................. 74
Parking ............................................................................................ 258
Removal of designation ....................................................................... 75
Repair and maintenance ...................................................................... 72
Management contracts
Cancellation ...................................................................................... 39
Expiration ......................................................................................... 39
First contract ...................................................................................... 24
Return of records when cancelled ................................................... Reg 4.3
Notices
Before arbitration or court to collect money owner ................................ 112
Before registering lien ........................................................................ 112
Email ............................................................................................. 61(3)
General meetings ............................................................................ 61(3)
To mortgagee .................................................................................... 113
To Owner ........................................................................................... 61
Operating fund
Definition ..................................................................................... 92(a)
Expenditures from ............................................................................... 97
Operating surplus .............................................................................. 105
Unapproved expenditures from ............................................................ 98
Owner developer
Budget and financial statements required ....................................... Reg 3.3
Budget, Interim ................................................................. Reg 3.1(1), 13
Payments by owners ........................................................................... 14
Surpluses and deficiencies .............................................................. 14(7)
Common property, ownership of ........................................................... 66
Contingency Reserve Fund contribution .....................................Reg 3.4, 12
Control and powers ............................................................................... 5
Disclosure by owner developer ............................................................ 139
Disclosure requirements .................................................................... 140
Expenses ............................................................................................. 7
Expenses ............................................................................................. 7
Insurance .......................................................................................... 15
Keys and other means of access, transfer of ....................................... 22(b)
List of contractors and subcontractors ............................................ Reg 3.2
Management contract .......................................................................... 24
Money owed by .................................................................................. 18
Rental disclosure................................................................................ 139
Resolutions before first lot conveyance .................................................... 9
Resolutions before first lot conveyance ................................................. 10
Restrictions on contracting . ................................................................. 10
Standard of care ................................................................................... 6
Transfer of money to Council ............................................................ 22(a)
Parking
Common property .............................................................................. 76
Owner developer designated .............................................................. 258
Personal property ........................................................................................ 82
Pet bylaw ................................................................................................... 123
Phased development ................................................................................ 217
Bylaws ............................................................................ Reg 13.2 & 13.3
Developer security for common facilities ............................................... 223
Privacy ......................................................................... Standard Bylaws s17(4)
Property
Access by strata corporation ................................................................. 77
Change in use of common property ....................................................... 71
Disposal of common property ............................................................... 80
Proxies ...................................................................................................... 56
Appointment of ............................................................................... 56(1)
Eligibility to hold ............................................................................. 56(3)
Form ............................................................................................. 56(2)
Quorum
Council meeting ......................................................................... Bylaw 16
General meeting ............................................................................... 48
Reconsideration of resolution ......................................................................... 51
Records
Access to owner developer’s financial records ........................................ 23
Access to strata corporation records ..................................................... 36
Establishment of ................................................................................... 2
Required ............................................................................................ 35
Retention of .......................................................................... Reg 4.1..35
Responsibilities of ................................................................................. 3
Return of by management company ............................................... Reg 4.3
Strata corporation .............................................................................. 35
Recreational facilities, denial of use ............................................................... 32
Rentals
Age restriction ................................................................................... 123
Disclosure by owner developer ............................................................ 139
Disclosure requirements .................................................. Reg 17.14 ...140
Eviction of tenant
By landlord ...................................................................................... 137
By strata corporation .......................................................................... 138
Exemption from rental restriction bylaw ................................................ 144
Information to council ........................................................................ 146
Information to tenants ....................................................................... 146
Limits to rental restriction bylaws ....................................... . Reg 8.1 .142
Rental agreements ............................................................................. 145
Rental restriction bylaws ..................................................................... 141
When rental restriction bylaws apply .................................................... 143
Rules ....................................................................................................... 125
Sale of strata lot ......................................................................................... 122
Schedule of standard bylaws ........................................................................ 117
Sections ...................................................................... Reg 11.1-11.3; 190-198
Shared votes ............................................................................................... 57
Special levy
Passage and use of ........................................................................... 108
Payment when lot is sold ............................................................. 106-109
Standard bylaws ........................................................................................ 117
Strata Corporation
Establishment of ................................................................................... 2
Responsibilities ..................................................................................... 3
Strata council
Election ............................................................................................. 25
Eligibility for ....................................................................................... 28
In camera meetings .................................................. Standard Bylaw17(4)
Owner attendance ......................................................... Standard Bylaw17
Powers .......................................................................................... 26-27
Remuneration ..................................................................................... 34
Size ........................................................................... Standard Bylaw 29
Strata fees
Calculation of ..................................................................................... 99
Informing owners ............................................................................... 106
Payment of ....................................................................................... 107
Strata lot
Boundaries ........................................................................................ 68
Combining ........................................................................................ 70
Consolidating ................................................................................... 259
Strata management contracts
Cancellation ...................................................................................... 39
Expiration ......................................................................................... 39
First contract ..................................................................................... 24
Strata manager
Return of records ............................................................................... 37
Tenants, assignment of powers to ....................................................... 147
Tenants, information to ..................................................................... 146
Strata plan amendment
Combining units ................................................................................. 70
Designating limited common property .................................................. 257
Phased ...................................................................................... 217-238
Tenants
Assignment of powers to .................................................................... 147
Eviction of by landlord ........................................................................ 137
Eviction of by strata .......................................................................... 138
Tie votes .................................................................................................. 132
Council .................................................................. Standard Bylaw 18(2)
General meeting ............................................................................. 53(4)
Types ................................................................... Regulations 11.1, 11.2, 17.13
Unapproved expenditures ............................................................................. 98
Unit entitlement
Amending ......................................................................................... 261
Schedule of ....................................................................................... 264
User fees ........................................................................................... 106, 110
Work Orders
Against strata property ........................................................................ 83
Against strata lot ................................................................................ 84
Failure to comply ................................................................................ 85
Voters
Court appointed .................................................................................. 58
Eligibility ........................................................................................... 54
Shared vote ...................................................................................... 57
Special voters ..................................................................................... 55
Voting at annual or special general meetings
Denial of ......................................................................................... 53.2
Proxies ............................................................................................. 56
Restrictions on ................................................................................ 56(4)
Reconsideration of resolution ................................................................ 51
Shared votes ..................................................................................... 57
Special voters: incapacitated and under 16 ........................................... 55
Tie votes ........................................................................................ 53(4)
Unanimous votes ................................................................................ 52
Votes per strata lot ............................................................................ 53
Voting rights, Schedule of;
Approved by the superintendent ......................................................... 248
Not approved by the superintendent ..................................................... 247
Windows Standard Bylaw 8
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INDEX TO THE STANDARD BYLAWS (p 117 Convenience Copy)
Altering a strata lot ........................................................................................ 5
Altering common property ............................................................................... 6
Council
Liability of members ............................................................................ 22
Meetings
Calling ..................................................................................... 14
Conducting ............................................................................... 17
Quorum .................................................................................... 16
Members terms .................................................................................. 10
Minutes ............................................................................................ 19
Officers .............................................................................................. 13
Owner or tenant inform strata corporation ............................................... 4
Powers & duties, delegation of .............................................................. 20
Quorum ............................................................................................. 16
Removing members ............................................................................ 11
Repair and maintenance of common property ........................................... 8
Replacing members ............................................................................. 12
Spending restrictions ........................................................................... 21
Voting ............................................................................................... 18
Display lots ................................................................................................. 30
Fines
Continuing contravention ..................................................................... 24
Maximum fines ................................................................... Regulation 7.1
Responsibility to enforce bylaws ........................................................... 26
General meetings
Chair ................................................................................................. 25
Order of business ............................................................................... 28
Participation ...................................................................................... 26
Voting ............................................................................................... 27
Owner or tenant inform strata corporation ........................................................ 4
Payment of strata fees .................................................................................... 1
Permit entry to strata lot ................................................................................ 7
Repair and maintenance of property by strata corporation .................................. 8
Use of property .............................................................................................. 3
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INDEX TO STRATA PROPERTY ACT REGULATIONS
Appointing an administrator ........................................................................ 10.1
Cancellation of strata plan and winding up of corporation ................................ 16.1
Contingency reserve fund
Borrowing from .................................................................................. 6.3
Contributions to ................................................................................. 6.1
Definitions
Entitlement ....................................................................................... 6.4
General ........................................................................................... 17.1
Hearings ........................................................................................... 7.2
Records ............................................................................................ 4.2
Fees, fines, interest: maximum
Certificate of payment ....................................................................... 6.10
Failure to return records ..................................................................... 4.4
Fines ................................................................................................ 7.1
Information certificate ........................................................................ 4.4
Maximum fee for records .................................................................... 4.2
Maximum fine .................................................................................... 7.1
Mortgagee’s request for notification ...................................................... 4.5
Records ............................................................................................ 4.2
Rental disclosure statement ................................................................ 8.3
User fees .......................................................................................... 6.9
Finances
Builders lien holdback ......................................................................... 5.2
Budget requirements .......................................................................... 6.6
Contingency Reserve Fund
Borrowing from ........................................................................ 6.3
Contributions ........................................................................... 6.1
Depreciation report (Guidelines) .......................................................... 6.2
Entitlement ....................................................................................... 6.4
Financial statement requirements ........................................................ 6.7
Insurance
Court order under s160 ...................................................................... 9.3
Defined for s149 ................................................................................ 9.1
Minimum liability ................................................................................ 9.2
Investment of strata funds
Contingency Reserve Fund ................................................................. 6.11
Permitted investments ....................................................................... 6.11
Special levy funds ............................................................................. 6.12
Land titles ....................................................................................... 14.1-14.14
Leasehold strata plans ................................................................................ 12.1
Limited Common property ............................................................................ 6.1
Return of records by management company ............................................. Reg 4.3
Name of strata corporation .......................................................................... 17.2
Owner developer
Amounts payable to strata corporation ................................................. 3.1
Budget and financial statement requirements ........................................ 3.3
Contingency reserve fund contribution .................................................. 3.4
List of contractors and subcontractors ................................................. 3.2]
Phased strata plans
AGM for later phases ......................................................................... 13.5
Amending bylaws .............................................................................. 13.3
Amending strata plan by owner developer ............................................ 13.5
Bylaws ............................................................................................. 13.2
Fees for ........................................................................................... 14.1
Owner developers obligation .............................................................. 13.4
Amending bylaws .............................................................................. 13.3
Records
Failure to return, payment for ............................................................. 4.3
Maximum fees for .............................................................................. 4.2
Mortgagee’s request for notification ...................................................... 4.5
Preparation and retention ................................................................... 4.1
Rentals
Family definitions ............................................................................... 7.1
Disclosure statement .......................................................................... 7.1
Sections
Residential types .............................................................................. 11.1
Sharing expenses between sections .................................................... 11.2
Sharing expenses among lots in sections ............................................. 11.2
Types ........................................................................................................ 6.4