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BIA Frequently Asked Questions

What is a BIA?

A Business Improvement Area (BIA) is an area designated by City Council within which businesses and property owners can implement programs to increase the area’s profile and vitality. A non-profit association of property owners and business tenants is the vehicle by which these programs can be initiated. Through the BIA, area property owners and tenants can develop and implement a strategic plan to improve the area’s physical environment and promote its business.

How is a BIA funded?

At the request of area merchants and landlords, City Council enacts a by-law to establish the BIA and its boundaries. BIA budgets are funded annually through a special property tax on commercial properties within the established boundaries. The City collects the tax and remits the entire amount to the business association to carry out projects and programs. Each property owner’s share of the total BIA budget is proportionate to their property’s share of the area’s total taxable value. As a term of most lease agreements, property owners pass the cost of this tax on to their business tenants.

Annual budgets for BIAs in Vancouver range from $70,000 to $2 million (Downtown Vancouver BIA), and the number of businesses represented ranges from 200 to 8,000.

How does a BIA benefit the area?

A BIA can effectively organize and finance area improvement programs that would otherwise be unavailable to area businesses. BIAs are a great vehicle for implementing programs aimed at tourism, promotions, business development, street enhancement, safety and security, research, and more.

How is a BIA managed?

All commercial property owners and tenants in the area are eligible for membership in the BIA society/association. The BIA society/association is directed by a volunteer Board of Directors that is elected by its membership. Every year at the BIA’s Annual General Meeting, the Board proposes a business promotion plan and a budget that members must approve. Most BIAs hire a full or part-time coordinator to implement and manage the association’s activities.

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How do I start a BIA in my area?

A BIA proposal must be generally supported by property owners and businesses within the proposed BIA. The following steps must be completed before a BIA can be established:

Step 1
A sponsor group forms a Non-Profit Society, and writes to City Council, advising Council of their intent to establish a BIA.

For information on how to register your sponsor group as a non-profit society, please call the Province of BC’s Corporate Registry’s Societies and Cooperatives Department at 604.775.1046 or go to the following links:

http://www.fin.gov.bc.ca/registries/corppg/

http://www.fin.gov.bc.ca/registries/corppg/forms/reg6.pdf

Step 2
The City then provides the sponsor group with the names of all property owners and tenants (if available), and cost estimates based upon the group’s proposed budget.

The City encourages sponsor groups to contact established BIAs in order to discuss possible activities and budgetary matters. Groups may also look to past costs for area promotions (such as Christmas decorations and street entertainment) as a starting point for budgetary needs.

Sample Generic BIA Budget

Step 3
Over a minimum six month outreach period, the sponsor contacts owners and tenants, distributes information, conducts surveys, and holds meetings to determine the boundaries, activities and budget of the proposed BIA. Outreach activities aimed at raising awareness of, and gauging support for the BIA should be well documented. When assured of support, the Sponsor society provides documentation its outreach activities to the City, and requests Council to consider the BIA proposal.

Step 4
Council considers the request and may approve a “Council Initiative”. If the request is approved, it will then be considered by the Court of Revision.

Step 5
City sends a notice to all property owners and tenants, providing information, cost estimates, and details on filing objections to the BIA. Sponsor may also hold further informational meetings for owners and tenants.

Step 6
Level of opposition is tabulated and reported to Council. Court of Revision is held. Property owners and tenants are heard by Council. (Council guideline is that if 1/3 of property owners, or 1/3 of businesses, (counted separately) object to the proposal, the proposed BIA may be defeated.)

(The Court of Revision is a special meeting of the City Council that considers applications to collect local improvement property taxes such as the BIA levy.)

Step 7
At the Court of Revision, Council may approve the BIA, and authorize preparation of the appropriate bylaw to establish the BIA boundaries, funding ceiling, and conditions for annual funding. Council enacts these by-laws at a later meeting.

Step 8
If the BIA is approved, the sponsor delivers notices to all property owners and tenants regarding the first general meeting. GM is held. For established groups renewing their mandate or expanding boundaries, the AGM can be part of the informational activities under Step 3.

Sample BIA society/association Constitutions and Bylaws are available through the City’s BIA Coordinator. AGM packages are also available upon request.

Step 9
If majority of society members approve the budget, (or in the case of an expansion or renewal, the expansion or renewal is approved by AGM), Council reviews the budget, and if approved will enact a Rate Levying By-law to add a portion of the BIA levy to each commercial property within the BIA boundary.

Should we hire a Coordinator?

Experience with BIAs across North America shows that having a skilled coordinator is an integral part of a BIA’s success. You should determine what duties your coordinator will perform, and what skills and abilities will be required of him/her (e.g., Marketing, Strategic Planning, Secretarial, etc.). If your BIA’s budget will not allow for a full-time coordinator, you should consider hiring a part-time coordinator to organize your BIA’s activities and programs.

For a more detailed description of the application process in Vancouver, please contact the City’s BIA Coordinator, peter.vaisbord@vancouver.ca, at 604.871.6304.

BIA BC provides support to established and start-up BIAs throughout the province. For more information please call Patricia Barnes, President at 604.215.2401 or email hastingsnorthbia@telus.net.

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Questions or Comments? E-mail: peter.vaisbord@vancouver.ca