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'';
*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”.


'''NOTE:''' As  a  practical  matter,  it  may  be  difficult  for  a  Strata  Corporation  to  evict  a tenant,  despite ss  137-138  because  the  Residential  Tenancy  Branch  has  been  unwilling  to recognize a Strata as a “Landlord” as defined in the RTA.
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Part 8 of the SPA governs “rentals” (ss 139-148):
*s  141  permits  a  strata  corporation  to  pass  a  bylaw  restricting  rentals  by:  prohibiting  rentals entirely; limiting the number or percentage of units that may be rented; or limiting the period of time for which units may be rented (i.e. requiring fixed term tenancies);
*s  142  provides  that “restrictions”  do  not  apply  to  prevent  rental  of  a  unit  to  a  member  of  the owner’s family; “family” is defined in the Regulations, s 8.1;
*s  143  contemplates  a “grandfather”  clause  allowing  present  tenants  to  remain  until  the  end  of their tenancy; 
*s  144  permits  an  owner  to  apply  for  exemption  from  a  rent  restriction  bylaw  in  cases  causing hardship to the owner; “hardship” is not defined, and will depend on the facts of the case. Mere financial difficulty is often not enough;
*s  145  provides  that  if  a  tenant  is  renting  without  knowledge  of  a  rental  restriction  bylaw,  the tenant may end the tenancy agreement without penalty by giving notice to the landlord within 90 days  of  finding  out  about  the  bylaw.  Also,  the  tenant  can  claim  reasonable  moving  expenses  in such a situation to a maximum value of one month’ s rent;
*s  146  requires  a  landlord  to  give  a  prospective  tenant (before  renting)  a  copy  of  the  current bylaws  and  rules,  and  a  Notice  of  Tenant’s  Responsibilities  in  the  prescribed  form.  Within  two weeks  of  renting,  the  landlord  must  give  the  strata  corporation  a  copy  of  the  Notice  of  Tenant Responsibilities signed by the tenant. If the landlord fails to comply with s 146, the tenant is still bound by the bylaws and rules, but may choose to end the tenancy within 90 days of finding out. The tenant can claim reasonable moving expenses to a maximum value of one month’s rent;
*s  147  allows  an  owner  to  assign  to  a  tenant  some  or  all  of  the  powers  and  duties  of  a  landlord under  the ''Strata  Property  Act'',  but  this  must  be  done  in  writing  and  copied  to  the  strata corporation; and
*s  148  defines  a “long  term  lease”  as  a  lease  for  a  set  term  of  three  years  or  more.  Such  a  lease confers  the  powers  and  duties  of  the  landlord  onto  the tenant  for  the  term  of  the  lease.  The landlord must not deal with his or her interest in the strata lot during a long-term lease in a way that would unreasonably interfere with the rights of the tenant.
 
SPA Form K is a notice of tenant’s responsibilities:
*A  landlord  can  force  a  tenant  to  sign  Form  K,  which  means  a  tenant  must  follow  the  strata bylaws.  The landlord  must  provide  a Form  K  to  the  tenant. It  is  important  the  tenant  reads  the bylaws before signing, as the tenant may be liable for a contravention.
 
'''NOTE:'''                A  helpful  web  site  that  contains  the  consolidated SPA,  regulations,  highlights  and information  bulletins  is  available  at  http://www.fic.gov.bc.ca/?p=strata_property/index.  The  web site for  the Condominium  Home  Owners  Association  of  B.C.  (CHOA)  also  holds valuable information at http://www.choa.bc.ca.
 
== B. The New Civil Resolution Tribunal Act (CRTA) ==
 
The ''Civil Resolution Tribunal Act'', SBC 2012, ch 28 [CRTA] was enacted in May of 2012 and is expected to come fully into force by the autumn of 2015 with the establishment of a Civil Resolution Tribunal [CRTA]. The CRT will have jurisdiction to hear a wide variety of strata disputes. It is anticipated that this  new  tribunal  will  facilitate  the  early  resolution of  disputes  between  condo  owners  and  strata councils.  According  to  the  BC  Ministry  of  Justice,  the  CRTA  will  handle  a  limited  range  of  Small Claims matters as well as strata disputes regarding issues such as:
*non-payment of monthly strata fees or fines;
*unfair actions by the strata or by a majority owner;
*unfair enforcement of strata bylaws;
*financial responsibility for repairs;
*irregularities in meetings, voting, minutes or other matters;
*interpretation of the legislation, regulations or bylaws;
*issues regarding the common property 
 
Certain  issues  will  continue  to  be  heard  in  BC  Supreme  Court.  The  CRT  will  not  handle  matters involving  land,  nor  those involving  more complex  administrative  matters.  Some  examples  of  matters the CRT will '''not''' handle:
*ordering the sale of a strata lot;
*court orders respecting rebuilding damaged real property;
*dealing with developers and phased strata plans;
*appointment of an administrator to run the strata corporation;
*applications to wind up a strata corporation;
*allegations of conflicts of interest by council members;

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.