Strata & Condo Repair Guide for Metro Vancouver Owners
Know your responsibilities, navigate strata approval, and get repairs done right
Strata living comes with a unique set of rules around repairs, renovations, and maintenance responsibilities. Many Metro Vancouver condo owners are uncertain about what their strata corporation is responsible for versus what falls on them as owners — and what happens when the two overlap. This guide covers the key concepts under BC's Strata Property Act, plus practical advice for getting repair work done correctly in a strata building.
1Strata vs. Owner: Who Is Responsible for What
Under BC's Strata Property Act, the strata corporation is responsible for maintaining and repairing common property — and the owner is responsible for their strata lot (their individual unit). The tricky part is understanding where the line falls, especially for items like pipes, wiring, and windows that serve both the common building and individual units.
- Strata responsible: building exterior, roof, common hallways, elevators, parkade, shared plumbing mains, and shared electrical systems
- Owner responsible: interior of your strata lot — walls, floors, fixtures, appliances, and improvements
- Shared/grey areas: pipes inside walls that serve only your unit (often owner responsibility in BC), windows (check your bylaws — varies by building), balconies (often limited common property — check bylaws)
- Always check your specific strata's bylaws — they can modify the default Strata Property Act rules
- Ask your strata council or property manager in writing before assuming who is responsible
2The Most Common Owner-Side Repairs in a Condo
These are the items that are almost always the individual owner's responsibility in a BC strata building — and the most common sources of calls to SturdyBee from condo owners.
- Bathroom and kitchen fixtures — taps, toilets, shower valves, and all visible plumbing
- Flooring — carpets, hardwood, LVP, and tile within your unit
- Interior doors and hardware
- Countertops and cabinets
- Lighting fixtures and outlets within your unit
- Drywall and paint within your unit
- Appliances
- Your own hot water tank (if it serves only your unit)
- Improvements made by previous owners — even if the previous owner installed them, they become your responsibility
3Getting Strata Approval for Renovations
Most strata buildings in Metro Vancouver require owner approval before any renovation work. This is separate from city building permits. Failing to get strata approval before renovating can result in orders to reverse your work at your own expense — even if the work itself was done correctly and to code.
- Read your strata bylaws before planning any renovation — look for the renovation or alteration approval process
- Submit a written renovation request to the strata council well in advance — councils typically meet monthly
- Include: scope of work, contractor name and WCB/insurance information, start and end dates, and how you'll protect common areas
- Many buildings require noise hours to be observed — typically 8am–8pm Mon–Sat, nothing on Sundays
- Book elevator access in advance — freight elevator bookings fill quickly
- Confirm floor protection requirements for all common areas
- Get approval in writing before your contractor starts
4Water Damage in Strata Buildings — Who Pays
Water damage is the most contentious issue in strata buildings. The answer to 'who pays' depends on the source of the leak, your strata's insurance deductible provisions in the bylaws, and sometimes a strata tribunal ruling.
- If the leak originates from common property (e.g., a main pipe in a shared wall), the strata corporation is generally responsible
- If the leak originates from your unit (e.g., your washing machine or a pipe serving only your unit), you are responsible — including damage to units below
- Many strata buildings pass the insurance deductible back to the owner of the unit where the leak originated — deductibles can be $10,000–$100,000+
- Check your strata's bylaws for the deductible assignment provision
- Purchase home insurance that covers the strata building deductible — this is often called 'strata deductible coverage'
- Document all leaks immediately with photos and written notice to your strata council
- Address all slow leaks and dripping fixtures promptly — small leaks become expensive liability
5Hiring a Contractor for Strata Work
Most strata buildings impose specific requirements on contractors working inside the building. Hiring a contractor who doesn't meet these requirements can result in your renovation being stopped mid-project.
- WCB (WorkSafeBC) coverage — virtually all strata buildings require a current WCB clearance letter
- General liability insurance — typically $2M minimum; some buildings require $5M
- Noise and access hours — confirm with the strata manager before booking your contractor
- Floor and elevator protection — your contractor should provide materials or it should be specified in the scope
- All workers must use designated access routes and freight elevators, not passenger elevators (unless approved)
- Confirm your contractor has experience working in strata buildings — building access protocols and neighbour courtesy vary from residential work
6When Your Strata Isn't Repairing Something They Should
If your strata is failing to maintain or repair common property, you have options under the Strata Property Act — but taking the right steps in the right order matters.
- Step 1: Put the repair request in writing to the strata council — email creates a paper trail
- Step 2: Follow up at the next council meeting if no action is taken
- Step 3: Request a Special General Meeting if the issue is significant and the council is unresponsive
- Step 4: File a complaint with the Civil Resolution Tribunal (CRT) — BC's online tribunal handles strata disputes
- Keep records of all correspondence — dates, what was requested, and what (if any) response you received
- For urgent safety issues (water damage, loss of heat), the CRT has expedited processes