How to handle strata council bullies

This article is for general informational purposes only and does not constitute legal advice. Laws and regulations frequently change and may be subject to provincial variations. Owners and council members should consult qualified legal counsel and work closely with their strata management partner for advice specific to their BC strata corporation.
 

What are strata council bullies?

“Strata council bullies” are council members who consistently use their position to cause distress or treat others unfairly. They might impose unwarranted penalties or speak to others in a patronizing way during strata council meetings. In most cases, the situation stems from misunderstandings or personal disputes that escalate over time.

It’s important to remember that strata councils are made up of volunteers, and the overwhelming majority work to serve their community with good intentions. A term like “bully” should not be used lightly, even if residents sometimes find their strata rules to be strict. Strata council members have to make difficult decisions about budgeting, rule enforcement, and community priorities. This role can feel stressful, but differing perspectives can lead to positive discussions and stronger outcomes when handled respectfully. That said, it’s not acceptable for any council member to use intimidation, threats, or demeaning language.
 

How to identify inappropriate council behavior

Recognizing the difference between firm but fair governance and problematic behavior can help BC owners and council members address issues appropriately:

• Disrespectful communication: Interrupting others, using condescending language, or making dismissive remarks can create an unwelcoming environment and may discourage resident participation.
   
• Selective rule enforcement: Bylaws and community rules should be applied fairly and consistently to all residents. If some owners face strict enforcement while others are allowed to bypass rules without consequences, this can lead to a loss of trust in the council’s leadership and create unnecessary disputes among residents.
   
• Retaliation against owners: Homeowners should feel safe raising concerns or questioning decisions without fear of punishment. If a council member penalizes residents by issuing unfair fines, restricting access to community resources, or otherwise taking punitive action in response to feedback, this could indicate an abuse of authority.
   
• Lack of transparency: Strata councils are responsible for sharing relevant information about financial matters, meeting minutes, and key community decisions. If important records are not made available as required by BC strata bylaws, this can create uncertainty and reduce confidence in the council’s management.
   
• Excluding others from decision-making: A well-functioning strata council follows standard governance procedures, allowing all members to participate in discussions and vote on key matters. If a small group of council members make unilateral “executive decisions” without consulting the full council or community, this can undermine trust and lead to dissatisfaction among owners who feel their voices are not heard.

How to stop strata council bullies

The best course of action will depend on the severity of the situation and whether attempts at resolution have already been made. Start by documenting incidents of perceived bullying or misconduct. Keep records of emails, meeting transcripts, or interactions that demonstrate the behavior, but remember to comply with any applicable privacy and data protection laws. Having clear examples will help you present a strong case if you need to escalate the issue.

If you feel comfortable, consider speaking with the council member directly. They may be unaware that their approach is having a negative impact on others. A direct but diplomatic conversation can help clarify misunderstandings and lead to a more productive working relationship.

If direct communication doesn’t resolve the problem, you may consider bringing your concerns to the entire council. The BC Strata Property Act establishes owners’ rights to request a hearing, and many councils’ bylaws have procedures in place for resolving disputes. Discussing the issue in a formal setting may encourage accountability.

For more serious cases, seeking outside assistance may be necessary. A strata management company like FirstService Residential can provide expert guidance for BC strata corporations, helping owners and councils navigate disputes and supporting fair governance. With decades of experience in BC strata management, our team can assist in resolving conflicts while preserving the council’s ability to serve its community effectively.
 

How to file a complaint about your strata council

Complaints should be a last resort rather than your first move. However, in the most serious cases where repeated attempts to communicate have failed, an official complaint may be necessary. This is a significant step that can lead to a formal inquiry or mediation, so it’s wise to approach it carefully:

1. Consult your governing documents

   Before filing an official complaint, revisit your BC strata rules or bylaws to confirm the correct reporting channels. There may be a specific form or process outlined within these documents. If your strata is professionally managed, the management company can often clarify the complaint procedure. At FirstService Residential, we understand that council conflicts can be stressful, so we provide resources to support consistent and open communication between council members and homeowners. The management team may serve as a liaison, providing structure and guidance on how to proceed.
    

2. Gather evidence

   When you file a complaint, you’ll typically be asked to provide specific examples of the issue. Where appropriate, you may include screenshots of emails, direct quotes, or meeting minutes that demonstrate the issue. If other owners or council members have experienced the same issue, they may choose to provide their own accounts in writing. Any shared information should be relevant and comply with privacy laws and governing documents. A well-organized complaint makes it easier for the council or strata management company to assess the situation fairly and work toward a resolution.
    

3. Follow up

   After filing, you may experience a waiting period while the complaint is reviewed. During that time, maintain respectful communication with your council and strata management company. If the review process involves interviews or additional documentation, respond promptly and politely to keep things moving forward.

FirstService Residential can assist with every aspect of BC strata management, offering expert guidance to councils and owners alike. For more information on how FirstService Residential can support your community, contact our team today.