Strata Tip of the Week – Strata Lot Alterations: Approvals, Agreements, and What Can Go Wrong

When purchasing a strata-titled property, it’s important to confirm whether any alterations have been made to the unit, whether those alterations were properly approved by the strata corporation, and whether any agreements are in place that assign responsibility for those changes to current or future owners.

Alterations that were made without proper approval, or without a signed agreement, can create real problems after a purchase is completed. Understanding what to look for, and what questions to ask, helps buyers, Realtors, and others involved in real estate transactions make more informed decisions.

What Counts as an Alteration?

In a strata context, an alteration generally refers to any change made to a strata lot that differs from the original construction by the owner developer. This can include cosmetic upgrades such as new flooring, kitchen cabinets, or countertops, as well as more significant work involving plumbing, electrical, structural elements, or the building envelope.

Not every change requires strata approval, but many do. Reviewing the bylaws and confirming with the strata council or strata manager are the most reliable ways to determine if a change requires the strata corporation’s consent.

Three Key Questions to Ask

When reviewing a strata lot that appears to have had upgrades or changes made, there are three key questions to consider:

1. Approvals – Did the previous owner request and receive formal approval from the strata corporation before making the changes?
2. Compliance – Was the work carried out in compliance with the strata corporation’s bylaws and in accordance with the terms set out in an agreement?
3. Agreements – Is there a signed alteration or indemnity agreement in place that assigns ongoing responsibility for repairs, replacements, and insurance of the upgrades or altered components to current or any future owners?

For strata councils and strata managers, maintaining organized records of approved alterations and signed agreements is what makes it possible to answer these questions accurately and quickly. When those records are incomplete or missing, it creates uncertainty for everyone involved, including the strata corporation itself.

One Thing Worth Watching For on the Form B

When an owner upgrades a fixture or component within their strata lot, strata corporations typically require them to sign an agreement making them responsible for insuring that fixture and covering all future repair and replacement costs. The Form B: Information Certificate includes a field indicating whether any agreements exist under which the owner of the strata lot takes responsibility for expenses related to alterations made to the unit.

For strata councils and strata managers, accurately completing this field depends on having complete and up-to-date alteration records on file. Without those records, there is a real risk that the Form B will not accurately reflect the agreements that exist, which can result in buyers receiving incomplete or inaccurate information about the unit they are purchasing.

For buyers and Realtors, if a unit shows visible signs of changes such as new flooring, kitchen cabinets, or other improvements, but the Form B states that no agreements exist, that inconsistency is worth exploring further. If no agreement appears to be in place but the unit clearly shows signs of renovation, it may indicate that the alterations were carried out without the strata corporation’s knowledge or approval.

At Condo Clear, this is something we identify regularly when reviewing strata documents on behalf of buyers and Realtors, and it’s easy to overlook if you’re not specifically watching for it.

What Can Happen With Unauthorized Alterations

Strata corporations have several enforcement options available when alterations have been made without the required approval. Depending on the circumstances and what the bylaws permit, these can include:

• Imposing fines
• Requiring the owner to obtain retroactive approval, or
• Requiring the unit to be restored to its original condition at the owner’s expense

If a buyer purchases a unit with unauthorized alterations, they may inherit the associated liabilities. The strata could require the new owner to address the issue, even if the work was done by a previous owner. For strata owners considering alterations, this is also a reminder that skipping the approval process does not make the obligation disappear, it simply transfers the risk to whoever owns the unit next and may result in complications during the sales process.

Steps to Help Protect Buyers

To help reduce this risk, it is prudent to request that the seller obtain retroactive approval for any alterations, and that the appropriate agreements be signed and documented, prior to subject removal. This gives the buyer greater certainty that the alterations are acknowledged, approved, and properly assigned before the transaction completes.

Where approval cannot be confirmed, buyers and their Realtors should seek legal advice to understand the potential exposure and whether further conditions or protections are appropriate. If you’re unsure what the strata documents are telling you about alterations made to a unit, the team at Condo Clear reviews these details every day and can help you understand what you’re looking at before you remove subjects.

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: April 10, 2026

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.

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