Residential Tenancies in Strata Lots (Condominiums) (19:XIV): Difference between revisions

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{{REVIEWED LSLAP | date= August 15, 2024}}
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The ''Strata Property Act'',  S.B.C.  1998,  c.  43,  [SPAand the ''Strata Property Regulation'', B.C.  Reg.  43/2000,  [SPR] govern strata properties. Persons renting a residential condominium are tenants under the RTA. Such tenants are also subject to Parts 7 and 8 of the SPA. Below is  a brief description  of  the  SPA  as  it  relates  to  landlords and tenants.  
The ''Strata Property Act'' (''SPA'') and the ''Strata Property Regulation'' (''SPR'') govern strata properties. Persons renting a residential condominium are tenants under the ''RTA''. Such tenants are also subject to Parts 7 and 8 of the ''SPA''. For more information visit [[Introduction_(22:I)|Chapter 22: Strata Law]].  


== A.The Law Under the Strata Property Act ==
Section 138 of the ''SPA'' allows a strata corporation to evict a tenant of a residential strata lot by issuing a Notice to End Tenancy under ''RTA'' s 47 for a repeated or continuing contravention of a reasonable and significant bylaw or rule if the contravention seriously interferes with another person's use and enjoyment of a strata lot, the common property, or the shared assets. Although a Strata is not included in the definition of "landlord" in the ''RTA'', it is considered a landlord when issuing a notice to end a tenancy under section 47 of the ''RTA'', defending any application disputing that notice, and seeking an order and writ of possession about that notice.


The definition  section  refers  to  both “landlord”  and “tenant”.  A  tenant is  a person  who  rents  all  or part of a strata lot, and includes a sub-tenant, while a landlord can include a tenant who rents to a sub-tenant.  
If a tenant disputes the Notice to End Tenancy, the director will determine whether:
*The tenant repeatedly or continuously contravened a bylaw or rule; and
*The contravention of that bylaw or rule seriously interfered with another person’s use and enjoyment of a strata lot, the common property or the common assets.


Part 7 of the SPA covers bylaws, rules, fines, and eviction (ss 119 - 138):
The director does not have jurisdiction to determine whether a strata bylaw or rule is legally valid.
*s 120 provides for standard form bylaws, which can be amended;
 
*s 123 states that a bylaw prohibiting pets does not apply to a pet already living with a tenant when the  bylaw  is  passed. This  section  also  deals  with  age  bylaws.  Tenants  can  be  well-served  by reviewing the ''Human Rights Code'' to see if the bylaw is enforceable (see s 121(1)(a) of the SPA as it relates to age). Specifically, see section 10 of the ''Human Rights Code'';
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*s 124 states that bylaws can provide for a voluntary dispute resolution process and statements or documents made only for the purpose of such voluntary dispute resolution cannot be used later at Court or dispute resolution;
*s 125 gives the strata corporation the power to make rules governing use, safety and condition of the common property and assets;
*s  130  permits  fines  to  be  levied  if  a  tenant  or  his or  her  guest  contravenes  a  bylaw or rule;  see section  133,  which  speaks  to  maximum  amount  of  fines. See  section  7.1  of  the  Regulations  for maximum amounts. If a strata lot is tenanted, the tenant should be fined;
*s  131  provides  that  the  strata  corporation  may  collect  fines  levied  against  a  tenant  from  a landlord/owner,  but cannot  fine  the landlord/owner directly. If  the  landlord/owner  pays  a fine levied  against  the  tenant,  the  tenant  owes  the landlord/owner  the  amount  paid;  section  7  of  the RTA, sets out “fees” that landlords can charge provided they do not contradict s 131 of the SPA; 
*s  133  allows  for  the  strata  corporation  to  also  recover  reasonable  costs  of  remedying  a contravention of the bylaws from the person whom they fined pursuant to s 130;
*s 134 states that the strata corporation may, for a reasonable length of time, deny a tenant the use of  a  recreational  facility  that  is  common  property  if  the  tenant  (or  guest  of  the  tenant)  has contravened a bylaw or rule relating to the recreational facility;
*s  135  states  that  the  strata  corporation  must  not  impose  fines  or  deny  the  use  of  recreational facilities  unless  the  particulars  of  a  complaint  have  been  given  in  writing  and  reasonable opportunity is given to answer the complaint, including a hearing if requested by the tenant. The strata corporation must also give prompt notice in writing of any decision it reaches concerning a fine  or denial  of recreational facility;  this is a  technical  section.  Often  strata corporations  do  not comply with it very well and technical defenses are available on a close reading of the section and the correspondence on the file;
*s  137  permits  a landlord  to  issue  a  one-month  Notice To  End  Tenancy under  RTA  s 47  for “a repeated  or continuing  contravention  of  a  reasonable  and  significant  bylaw  or  rule  by  a  tenant”; and
*s 138 permits the strata corporation to issue a one month Notice To End Tenancy under  RTA s 47  for “a  repeated  or  continuing  contravention  of  a  reasonable  and significant  bylaw  or  rule...that  seriously  interferes  with  another  person’s  use  and  enjoyment  of  a  strata  lot,  the  common property or the common assets”.

Latest revision as of 08:58, 30 August 2024

This information applies to British Columbia, Canada. Last reviewed for legal accuracy by the Law Students' Legal Advice Program on August 15, 2024.



The Strata Property Act (SPA) and the Strata Property Regulation (SPR) govern strata properties. Persons renting a residential condominium are tenants under the RTA. Such tenants are also subject to Parts 7 and 8 of the SPA. For more information visit Chapter 22: Strata Law.

Section 138 of the SPA allows a strata corporation to evict a tenant of a residential strata lot by issuing a Notice to End Tenancy under RTA s 47 for a repeated or continuing contravention of a reasonable and significant bylaw or rule if the contravention seriously interferes with another person's use and enjoyment of a strata lot, the common property, or the shared assets. Although a Strata is not included in the definition of "landlord" in the RTA, it is considered a landlord when issuing a notice to end a tenancy under section 47 of the RTA, defending any application disputing that notice, and seeking an order and writ of possession about that notice.

If a tenant disputes the Notice to End Tenancy, the director will determine whether:

  • The tenant repeatedly or continuously contravened a bylaw or rule; and
  • The contravention of that bylaw or rule seriously interfered with another person’s use and enjoyment of a strata lot, the common property or the common assets.

The director does not have jurisdiction to determine whether a strata bylaw or rule is legally valid.

© Copyright 2024, The Greater Vancouver Law Students' Legal Advice Society.