Strata Tip of the Week - Planning a Renovation in a Strata? Here’s What to Keep in Mind

Many people who live in or purchase a unit in a strata corporation plan to renovate either before or shortly after moving in. While this is common, renovations in a strata often require careful review of the bylaws to confirm whether the proposed changes are permitted, formal approval from the strata corporation, and, in many cases, a signed agreement that places ongoing responsibility for the altered or upgraded components on the owner. Understanding these requirements early helps reduce delays, disputes, and unexpected costs.

If there is any uncertainty about whether a renovation requires strata approval, it’s always best to confirm this with the strata corporation or strata manager before starting any work.

Approval Can Often Take Some Time

Renovation requests are typically reviewed through a formal process tied to strata council meetings. While some requests are straightforward, others require additional information or may be reviewed over more than one meeting before a final decision is made.

It’s also important to note that strata corporations generally have no obligation to consider or approve proposed renovations until the buyer has completed the purchase and become the registered owner.

A typical approval process may include:

• The owner becoming the registered owner
• Submission of a renovation request to the strata corporation
• Completion of a formal renovation application form or provision of renovation details
• Submission of information such as scope of work, materials, contractor details, permits, and confirmation of insurance and WorkSafeBC coverage
• Review by the strata council at a meeting, followed by approval or a request for additional information

In some cases, this process may continue over several meetings until the strata council is satisfied with the information provided. Because renovation approval decisions are typically made at scheduled council meetings, and some councils meet infrequently, approvals can often take longer than expected.

Alteration Agreements and Responsibility

If approval is granted, the strata corporation will typically require the owner to enter into a formal agreement, often referred to as an alteration agreement or indemnity agreement, before commencing the work.

These agreements typically require the owner to:

• Comply with the strata corporation’s bylaws
• Obtain any required permits and approvals
• Retain appropriate professionals to complete the renovations
• Ensure contractors carry proper insurance and WorkSafeBC coverage
• Take responsibility for future repair and maintenance of the altered components
• Insure any upgraded components within the strata lot

In most cases, these agreements require the current owner to take responsibility for the altered components and provide that, if the strata lot is sold, future owners of the strata lot will assume responsibility for those changes.

Why Bylaws Matter

Renovation-related bylaws can vary widely between strata corporations and can significantly affect what work is permitted and how it must be carried out. Bylaws don’t just determine whether a renovation is allowed, many also set out how and when work can be done.

Common examples include restrictions or requirements related to:

• Flooring requirements, such as specific underlays, restrictions on certain flooring types, or minimum carpet or rug coverage
• Work hour restrictions, limiting when renovations can be carried out
• Notification requirements, including informing neighbouring units about renovation schedules
• Common property access, such as designated building access points for renovation work
• Waste and cleanup requirements, including removal of construction debris at the owner’s cost
• Common and limited common property restrictions, limiting the types of changes owners can make to certain areas such as balconies

Because these bylaws often differ from building to building, assumptions based on other strata properties are often unreliable. Reviewing the bylaws carefully, and seeking clarification where needed, helps avoid delays, enforcement issues, and disputes once work is underway.

Alterations That Need Extra Care

Some renovations involve more than cosmetic changes. Work involving plumbing, electrical, structural elements, or the building envelope may require municipal permits, professional input, or additional strata approvals. These requirements can affect timelines and costs, and should be considered early in the planning process.

In certain situations, more significant alterations may also trigger broader strata governance considerations, such as the need to amend the strata plan or the schedule of unit entitlement. This can require approval by the owners through a general meeting and, in some cases, a higher voting threshold. These situations are less common, but when they arise, they can materially affect the feasibility and timing of a proposed renovation.

The Risk of Unauthorized Alterations

It is not uncommon for alterations to be made without the required strata approval, and these situations often create issues later on. Strata corporations have several enforcement options available, including imposing fines where permitted, seeking orders for compliance, or requiring the removal of unauthorized alterations at the owner’s expense.

When purchasing a strata lot, alterations that differ from the original construction should be supported by documentation showing that the strata corporation approved the work. If a unit is purchased with unauthorized alterations, the new owner may inherit the associated liabilities. For this reason, it is important to obtain and review documentation relating to any alterations made to the strata lot. If alterations appear to be undocumented, it is prudent to confirm whether the strata is aware of and has approved the work. Where approval has not been granted, buyers may wish to ensure the seller obtains retroactive approval from the strata prior to completion.

Renovations can improve comfort and functionality, but in a strata setting they also involve approval processes, bylaws, and long-term responsibilities that should be clearly understood in advance. Taking the time to review the bylaws, confirm approval requirements, and ensure proper documentation is in place helps reduce uncertainty and avoid issues during and after the renovation process.

At Condo Clear, we review strata documents every day and share these insights to help buyers and owners feel more confident navigating strata living. Sign up for our Strata Tip of the Week Newsletter to stay up to date with the latest strata news and articles.

That’s it for this week. If you have any suggestions for other topics you’d like us to cover, please let us know at info@condoclear.ca.

Author: Mugurel Mic; Last Edited: January 18, 2025

© 2025 Condo Clear Services Inc. All rights reserved. You may share this post, but you may not copy, modify, or use it commercially without permission. For permission, please contact us.

Disclaimer: The information provided is for general purposes only. It is not intended to provide legal advice or opinions of any kind. No one should act, or refrain from acting, based solely upon the materials provided, any hypertext links or other general information without first seeking appropriate legal or other professional advice.

---

A little about Condo Clear:

They are a fully licensed brokerage under the BCFSA, and carry Errors and Omissions (E&O) insurance.

They have been in business since 2017 and have completed over 3,000 strata reviews to date province-wide.

Their Review Advisors have firsthand knowledge and experience. They’ve all been practicing strata managers.

FAQs: How do Condo Clear’s services work?

Pricing: How much do Condo Clear’s services cost?

Learn More: https://condoclear.ca/