Renovating A Strata?

Many people intend to renovate their strata lot either before or shortly after moving in. So, what exactly should your clients know about renovating a strata lot? It's crucial they understand the approval process and plan accordingly.

If you are unsure whether your planned renovations require strata corporation approval, asking the strata for confirmation is always better.

1. Approval Takes Time. Be Flexible and Patient.

Ensure you understand that things tend to move more slowly in the strata world. While not all renovations require approval, many do. The process typically follows these steps:

• When a buyer purchases a strata lot and becomes the owner, the strata is not obligated to consider or approve any proposed alterations before the buyer becomes an owner.

• The new owner requests approval from the strata corporation.

• The strata corporation may require a renovation application form to be completed or ask for details regarding the renovation.

• The application may require specific details, such as materials being used, contractor details, and confirmation of insurance/WorkSafeBC coverage.

• The strata council reviews the application/details at their next meeting.

• If satisfied, the strata council approves the renovation. If not, they request additional information.

• This process may continue through several meetings until the strata council is satisfied.

• The strata corporation may require the owner to complete an alteration agreement (also referred to as an indemnity agreement) before starting the renovations.

2. Alteration (Indemnity) Agreements

Many strata corporations require owners making improvements to sign an agreement confirming they will, among other things:

• Abide by the strata corporation’s bylaws.

• Obtain necessary permits and approvals.

• Hire appropriate professionals to complete the renovations.

• Ensure contractors have proper insurance and WorkSafeBC coverage.

• Take responsibility for future repairs and maintenance.

• Insure the upgraded components within their strata lot.

3. Read the Bylaws

Many strata corporations have bylaws pertaining to renovations that may include:

• Time limits for reviewing renovation applications.

• Restrictions on the types of alterations allowed, such as:

  • Flooring bylaws: Requirements for specific underlays, restrictions on certain types of flooring, and/or requirements to cover a certain percentage of the flooring with carpets or rugs.

  • Notification bylaws: Inform neighbours about renovation schedules.

  • Work hours bylaws: Restrictions on when renovations can be carried out.

  • Common property access bylaws: Requirements to use specific building access points, as well as debris containment and clean-up bylaws.

  • Waste bylaws: Requirements to remove construction garbage at the owner’s own cost.

  • Limited common property restrictions: Limitations on the types of changes owners can make to areas, such as balconies.

  • Component restriction bylaws: Restrictions on installing certain components like hot tubs or heat pumps.

4. Special Considerations for Specific Alterations

Some alterations, like converting a garage into a living space, require additional approvals and compliance with local building regulations. These may also necessitate amendments to the Schedule of Unit Entitlement and possibly a unanimous vote of the owners.

5. Unauthorized Alterations

It's not uncommon for owners to make changes without obtaining the necessary approvals. Strata corporations have several enforcement tools, such as imposing fines, seeking orders for compliance, or even removing unauthorized alterations at the owner's expense.

A Buyer could inherit these liabilities when purchasing a strata lot with unauthorized alterations. Therefore, it’s important to obtain and review all documentation pertaining to any alterations made in the strata lot. If you notice alterations that don’t have corresponding documentation, it’s crucial to ensure the strata is aware of and has approved these changes. If approval has not been granted, it may be prudent to ensure the sellers obtain retroactive approval from the strata prior to completion.

Remembering these points, you can ensure a smoother renovation process. Patience, thorough planning, and adherence to bylaws are key to successful renovations in a strata setting.