What is a strata?

Strata living is one of the most common forms of property ownership in British Columbia, offering a structured way for homeowners to share responsibilities while enjoying the benefits of a managed community. But what is strata housing, and how does it work?
 

What is a strata?

A strata is a form of property ownership where individuals own their unit (strata lot) within a larger shared community. The concept of strata housing is common across British Columbia. It is governed by the Strata Property Act, which outlines regulations for strata corporations, governance structures, and financial responsibilities. Under this legislation, every strata has a strata corporation made up of all unit owners. This corporation is responsible for key tasks such as collecting fees, maintaining common areas, enforcing bylaws, and making broader decisions on behalf of the community.

One of the biggest benefits of strata living is convenience. Owners can enjoy everything from shared pools and fitness rooms to well-maintained grounds — without the burden of managing these services themselves. Even in stratas with fewer amenities, residents benefit from having essential maintenance and improvements handled for them, preserving strata property values and community standards without requiring their direct involvement.

Most people first picture condos or high-rises when they hear “strata,” but the term covers a broader range of developments. Let’s break down the three main types:

• Residential strata: Can include a condominium complex or high-rise, a smaller duplex arrangement, a townhome development, or a group of single-family lots organized under strata rules. In each case, homeowners own the interior of their dwellings and often share resources like sidewalks, gardening space, and community centres.
   
• Mixed-use strata: A mix of commercial and residential units, typically featuring retail or dining on the ground floor and residential units above. Owners of those apartments enjoy on-site amenities and the convenience of shops, cafes, or offices within the same building or nearby.
   
• Commercial strata: Consists of individually owned commercial units that serve as restaurants, shops, offices, or other commercial spaces. For instance, a building may house multiple businesses, each with its own owner holding title to a specific unit. Shared lobbies, restrooms, or even loading docks may be considered common property.

What do residential or mixed-use strata owners own?

Unlike traditional freehold property ownership, strata owners do not own the land outright. Instead, they own their individual strata lot while sharing ownership of common spaces.

• Individual lots (strata units): The private property that each owner exclusively owns. In BC, strata owners hold title to their strata lot, which typically includes everything within its boundaries — walls, fixtures, flooring, and appliances. The exact boundaries are outlined in the strata plan filed with the Land Title Office.
   
• Limited common property: Areas that are technically shared but designated for the exclusive use of a specific unit, like a balcony or patio attached to a specific condo, or a designated parking spot. Owners remain responsible for maintaining that limited space (like sweeping their balcony), but the strata corporation may handle structural repairs or major upkeep tasks (like fixing the balcony’s railing).
   
• Common property: Shared spaces such as hallways, lobbies, elevators, parking garages, landscaping, and recreation facilities. These areas are collectively owned and maintained. All owners pay strata fees that go toward caring for common elements, insuring them, and making any necessary repairs or replacements.

Every owner in a strata automatically becomes a member of the strata corporation. This means owners have the right to vote at general meetings on key decisions such as large capital projects, bylaw changes, or special levies. Owners can also serve on the strata council, a smaller governing body responsible for daily management. The owners’ votes and input shape how the community invests in renovations, addresses issues like security, and adopts new rules around property use.
 

Types of residential stratas in British Columbia

1. Townhome stratas

   Townhomes might share walls with adjacent units but still offer front-door access and multi-level layouts. A strata council oversees the budget and collects fees, enabling everyone to share in routine upkeep and unanticipated expenses.
    

2. Low-rise and mid-rise stratas

   Low-rise and mid-rise strata developments typically have fewer than five or six stories. Residents often share lobbies, hallways, small courtyards, or laundry rooms. While less “vertical” than a full-fledged tower, they still function under the same legislative framework. Strata fees help maintain exterior elements and any recreational spaces.
    

3. High-rise condominium stratas

   High-rise buildings often come with amenities such as swimming pools, gym facilities, and secure entry points. With so many shared features, owners typically pay monthly fees to keep everything well maintained and to build a contingency reserve fund for future capital projects.
    

4. Single-family home stratas

   Some single-family developments are structured as stratas. Each detached home functions independently, yet owners collectively manage community roads, green spaces, and some services. This arrangement offers a blend of privacy and community oversight, proving especially popular in some suburban parts of the province.
   
   In each category, owners and the strata corporation share responsibility for essential operations. Documents like bylaws can help clarify everything from pet rules to whether short-term rentals are allowed.

How a strata management company can help

Balancing daily administrative tasks, budgeting, bylaw enforcement, and capital planning can seem daunting for volunteer council members. That’s why many BC strata corporations partner with professional management companies like FirstService Residential. Below are some key ways we support strata councils and owners:

1. Full-service strata administration

   Managing the daily operations of a strata community involves a wide range of administrative tasks, from organizing meetings to keeping accurate records and communicating with residents. Without a structured system in place, important details can be overlooked, leading to inefficiencies or compliance risks. A professional strata management company can provide the support councils need to stay organized and run their community effectively.
   
   FirstService Residential can provide your strata community with a full-service solution unmatched by any management company. As your agent, we work with the strata corporation to manage council meetings, minutes, AGMs & SGMs, bylaw notices and fines, strata fee payments, budget preparation, special levies, capital projects, multiple quote gathering, trades, building site staff, invoice payments, owner inquiries, sales documents, and more. With access to specialized support teams, including strata finance and risk management professionals, we help councils streamline governance so they can focus on making decisions that benefit their community.
    

2. Expert guidance on bylaws, budgets, and levies

   Our in-house strata specialists assist councils with shaping rules and bylaws that align with the Strata Property Act and reflect the community’s values. We also guide the annual budget process, propose best-practice strategies for dealing with special levies, and collaborate with you on large capital projects or essential repairs. We can often gather multiple quotes from trusted trades, helping you strike a balance between cost and quality.
    

3. Maintenance and capital projects oversight

   Ongoing maintenance and long-term capital planning are key to preserving strata property values and preventing costly emergency repairs. A professional strata manager helps coordinate regular upkeep, secure vendor contracts, and oversee capital projects.
   
   Our strata managers coordinate with local vendors for landscaping, waste management, general repairs, and more specialized tasks like capital improvements. Should any emergencies arise, our on-call managers are available after hours to dispatch trades.
    

4. Banking and insurance programs

   By leveraging the size of our client portfolio, FirstService Residential offers unique insurance and banking programs that can reduce your monthly fees while bolstering coverage. Our affiliate, FirstService Financial, helps strata corporations obtain competitive interest rates on operating and contingency reserve funds, all without monthly banking fees. Each strata receives dedicated accounting services, meaning you can speak directly with an accountant who understands your community’s financial statements and complexities.
    

5. Technology and 24/7 customer care

   Modern strata communities benefit from technology-driven solutions. Our clients gain exclusive access to FirstService Residential Connect™, an online portal that streamlines tasks like viewing violation reports, accessing strata documents, booking amenities, and more. Our 24/7 Customer Care team helps owners set up strata fee payments, confirm account balances, or simply ask questions whenever they need — day or night.

If you’d like to learn more about how we can partner with your BC strata corporation, contact FirstService Residential today.