Strata owner rights in BC: what you can actually do.
You own a unit but you're not on council. Under BC law, hiring or firing the management firm is a council decision, not an owner decision. Here's what you can do, in the order that usually matters.
The question everyone asks first
Can a single strata owner fire the management company?
No. Cancelling a management contract is a strata-corporation decision: it needs a 3/4 vote of owners at a general meeting (Strata Property Act s.39), not one owner and not council alone. What one owner can do is force that vote onto the agenda — that's the rest of this page.
Start here
The authority map under the Strata Property Act.
- Hiring a firmA council decision.
- Cancelling mid-termOwners, by 3/4 vote at a general meeting, plus two months' notice (s.39).
- The voting rightOwners vote (s.53–54); tenants vote only if a landlord assigns the right under s.147–148.
- Requisition an SGMAny owner can force one if 20% of owners by unit sign (s.43); the meeting must happen within four weeks.
- Records accessOwners can see most corporation records under s.35–36, usually within two weeks.
- Council conductUnfair decisions → the Civil Resolution Tribunal (CRT) — most strata claims, no monetary cap.
- Firm conductThe management firm's conduct or licensing → BCFSA.
Path 1
How do you make your council act?
Usually the right first step, even if you're frustrated with council. A written, dated, specific request puts the issue on the minutes and forces an agenda placement. Councils that ignore written requests expose themselves to CRT proceedings under the significant-unfairness provisions.
Copy-paste email template
To the Strata Council, [Strata Plan No.]. On [date], I am requesting in writing that the following item be placed on the agenda of the next council meeting: [the issue — e.g. soliciting alternate management proposals]. Please confirm the date it will be considered and record this request in the minutes. — [Name], owner, Unit [###].
Path 2
How do you requisition a special general meeting?
If council refuses, 20% of owners by unit can demand an SGM (s.43); the corporation must hold it within four weeks. What to put on the agenda depends on your goal: terminate the management agreement (3/4 vote, s.39), direct council to solicit alternate proposals, discipline or remove a council member, or approve a records audit.
It's a serious step — CHOA offers council-advisor consultations and template requisition language. Use them first.
Path 3
Which regulator do you file with?
Choose by the actual problem: the firm's conduct or licensing → BCFSA. A strata decision, records access, or unfairness → the CRT (most strata claims, no monetary cap). The Ombudsperson does not oversee private strata corporations. For a contract dispute beyond the CRT's scope, a lawyer.
Where we fit
What Strata Match can and can't do for you.
We're a buyer-side filter for councils. We can't change your council's firm for you, mediate, file complaints, or represent you.
What we can do: give you the same benchmark data and matching intake your council would use. The fee calculator produces a dated, shareable benchmark you can paste into a council email; the "should you switch?" scorecard returns an independent band council members often read differently than they do in conversation.
When the door opens — if council authorizes a search, the match flow opens to you; confirm the authorization in writing.
Sources: CHOA, VISOA, BCFSA, CRT, Province of BC, the Strata Property Act.
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