eco-strata

A strata corporation may adopt bylaws and rules that can potentially regulate the use of property for owners, tenants, residents and guests, but also for the business practices of strata. 

The Strata Property Act & Regulations apply to every strata corporation in the province of British Columbia. They come with a standard set of bylaws that pertain to administration of the strata and the use and enjoyment of common property, common facilities, strata lots, and individual behaviour to ensure a harmonious environment.

Bylaws may provide for the control, management, maintenance, use and enjoyment of strata lots, common property and common assets of the strata corporation and the administration of the strata corporation. Bylaws are amended at an annual or special general meeting of the strata corporation, and they are ratified by a 3/4 resolution of those persons at the meeting who vote in person or by proxy and who have not abstained from voting. Once they are adopted, they must then be filed in the Land Title Registry before they become enforceable. 

Rules may be adopted to govern the use, safety, and condition of the common property and common assets of the strata. Rules may be created by the strata council, and must be ratified by the owners at an annual or special general meeting by majority resolution of those persons at the meeting who vote in person or by proxy who have not abstained from voting. If council creates a new rule, it must be set out in a written document and the owners and tenants must be informed of any new rules as soon as feasible. Rules do not apply to the use and enjoyment of a strata lot or administration of the strata corporation.

When adopting a new rule or a bylaw, strata corporations are advised to seek a legal opinion on their enforceability. Bylaws and rules are not enforceable if they: a) contravene the Strata Property Act, Regulations, the Human Rights Code, or any other enactment of law, b) destroy or modify an easement created under section 69 of the Act, or c) prohibits or restricts the right of an owner of a strata lot to freely sell, lease, mortgage or otherwise dispose of the strata lot or an interest in the strata lot.

Examples of bylaws

The strata corporation must use energy efficient components on all building mechanical and electrical systems upgrades.

Window upgrades must be the highest standard possible of energy upgrades.

Proper ventilation must be maintained within common areas and strata lots to prevent condensation within the building systems.

Dryer vent lint traps must be cleared before each dryer load to ensure maximum exhaust and energy performance.

Gas for fireplace pilot lights will be turned off from May 1 -October 1 each year to save energy and costs. All fireplaces will be serviced by the strata corporation prior to restarting the fireplace. Owners will be responsible for any costs relating to technical components and associated labour charges 

Examples of rules

Owners must not leave lights on in lockers or storage areas when not in use.

Building recycling is mandatory. All recycling must be sorted according to the type of materials and deposited in the designated bins.

Idling of vehicles in the underground parkade is strictly prohibited.

Charging facilities for owners with electrical vehicles are available on request. Each owner will be required to enter into a user agreement with the strata corporation and be billed on the system according to use.

Composting is encouraged in the allocated units. Only green waste may be deposited. Compost materials will be used on common area plantings.