Strata Management BC: Insights Across 5 Cities

Monday April 13, 2026

Strata living in British Columbia has never been one-size-fits-all. What works for a high-rise in Downtown Vancouver doesn’t always translate to a low-rise community in Richmond, a transit-oriented high-rise or aging low-rise building in Burnaby, a fast-growing townhome development in Surrey, or a mixed-use building in Kelowna.

Each of these cities brings its own operational realities, resident expectations, and governance pressures that shape how communities function day to day.

Across these five cities—Richmond, Downtown Vancouver, Burnaby, Surrey, and Kelowna—strata councils are facing a shared reality: aging buildings, increasing operational complexity, fewer owners stepping forward to volunteer, and a growing expectation that communities should operate smoothly without constant crisis management. At the same time, councils are being asked to make long-term decisions around maintenance, budgeting, and governance with limited time and resources.

FirstService Residential, the leading property management company in British Columbia, supports strata communities across all of these markets. To better understand what’s shaping communities right now—and what councils should be thinking about next—we spoke with Peter Chan, Senior Regional Director, Strata Operation in BC. His role focuses on operational stability, governance support, and helping communities plan beyond the next issue on the agenda.

Peter Chan, Senior Regional Director, Strata Operation

How local conditions are shaping strata communities

While the Strata Property Act and regulatory requirements apply province-wide, the lived experience of strata governance varies significantly by location.

In Downtown Vancouver, high-rise communities function almost like small vertical neighbourhoods. Councils must oversee complex mechanical systems, multiple amenity spaces, security and concierge services, and dense populations with diverse needs. Expectations around responsiveness and communication are high, and even small operational gaps can quickly escalate into larger issues.

In Burnaby, strata councils are often managing a blend of newer transit-oriented towers alongside aging low-rise communities. This mix requires thoughtful maintenance planning and a clear understanding of building lifecycles, particularly as infrastructure ages and long-term capital decisions become unavoidable.

Richmond continues to see a combination of luxury high-rises, family-oriented low-rise communities, and mixed-use developments that demand careful coordination. Surrey’s townhome communities, many of them newer, are expanding quickly and frequently include first-time council members learning governance responsibilities while balancing busy personal and professional lives.

In Kelowna, seasonal occupancy, resort-style developments, and a higher proportion of non-resident owners add complexity to communication, budgeting, and decision-making.

"Each market has its own operational personality,” Chan explains. “A good strata management approach adapts to the building, the council, and the community instead of forcing the same model everywhere."

What strata councils should be asking—before problems surface

One of the most common challenges Chan sees isn’t a single issue, but a pattern: councils don’t always know what to ask until something goes wrong.

Councils should be asking how their management company supports continuity.

Who else understands the building if the assigned manager is unavailable? How is building knowledge documented, transferred, and preserved over time?

In Richmond, Burnaby, and Downtown Vancouver, where many communities are aging, these questions directly affect service consistency and risk management.

"Succession planning matters, and it applies to both councils and management teams. Without it, service delivery can suffer simply because institutional knowledge is lost."

Addressing council burnout and volunteer fatigue

Across Richmond, Burnaby, Surrey, Downtown Vancouver, and Kelowna, strata councils are experiencing the same challenge: fewer owners willing to step into volunteer roles, and greater responsibility placed on a small group of committed individuals.

"Aging councils and burnout are real risks. When councils feel unsupported, decision-making slows down. That’s when communities become vulnerable to deferred maintenance, unresolved disputes, or, in extreme cases, court-appointed administrators."

Encouraging participation starts with reducing friction. Clear role definitions, realistic expectations, and strong administrative and operational support can make council service feel manageable instead of overwhelming.

Education and access to reliable information also play a critical role in building confidence among new and existing council members in Surrey townhome communities and Downtown Vancouver high-rises alike.

What new communities share when they change management companies

When FirstService takes over management of a community, Chan hears similar feedback across all five markets.

"There’s often a lack of site presence and limited understanding of how the building actually operates. That leads to maintenance issues that could have been prevented and weaker relationships with residents."

In high-rise communities in Downtown Vancouver and Burnaby, this may show up as delayed response to mechanical concerns or missed early warning signs. In low-rise and townhome communities in Richmond and Surrey, it often involves inconsistent vendor oversight or unclear maintenance schedules. Re-establishing strong operational awareness helps stabilize communities in Kelowna as well, particularly in mixed-use environments.

Planning for the next generation of strata management

The strata management industry is navigating a shortage of licensed professionals at the same time many experienced associates are nearing retirement. Without proactive planning, communities in Burnaby, Richmond, and Kelowna may feel the impact through slower response times or reduced service consistency.

"Experience needs to be shared, not siloed. Training, mentorship, and internal support structures are essential to maintaining service quality."

At FirstService, these efforts support a wide range of communities, including residential strata, commercial strata, high-rise communities, low-rise communities, and townhome communities across Surrey, Downtown Vancouver, Burnaby, Richmond, and Kelowna.

Technology plays a role by reducing administrative noise and creating transparency, but it works best when paired with strong site knowledge and human support.

What differentiates strong strata management today

When asked what truly sets effective strata management apart, Chan keeps the focus practical.

"Training builds confidence. Support creates consistency. Technology provides visibility. When those three work together, councils experience fewer surprises and more predictable outcomes."

Voices from local communities

"I am on the strata council, so I know what's going on. The property manager is very attentive and they make sure that everything is running smoothly. We are very conscious about the funds that we are using for the strata. That is important that everything runs smoothly and budgets are kept in mind for the community."

Council member

"Our strata manager is very responsive and easy to work and FirstService also has more resources to rely on."

K.M., Resident

A practical takeaway for councils

Strata communities across Richmond, Downtown Vancouver, Burnaby, Surrey, and Kelowna may look different on the surface, but long-term success is rooted in the same fundamentals: planning, operational awareness, and asking the right questions early.

Chan concludes:

“Strong communities don’t happen by chance. They’re built through planning, operational awareness, and a willingness to address challenges before they escalate.”