Create or amend a strata property
Strata plans for new buildings
When a new building containing two or more units is constructed and has not been occupied, a strata plan can be deposited for registration in the Provincial Land Title Office, without requiring any City approval on the strata plan.
New development in most single-family districts generally cannot be strata titled, and we may require a covenant to be registered against the property title to restrict strata titling in these districts.
New two-family dwellings in most single-family districts generally can be strata titled as of October 30, 2018. As a condition of development permit approval for a new development containing two or more principal dwelling units (one-family dwelling with an infill dwelling, two one-family dwellings, two-family dwelling, or multiple dwelling), in combination with secondary suites or lock-off units, the registered owner will be required to register a covenant against the title of the property to ensure that the number of strata lots created upon registration of a strata plan is consistent with the approved number of principal dwelling units (ie. secondary suites, lock-off units, and laneway houses cannot be defined as separate strata lots).
Some other uses, such as Artist Studios, may also be restricted from strata titling in some zoning districts.
Strata plans for existing buildings (strata conversion)
Any proposal involving the conversion of a previously occupied building to strata title ownership must receive City approval, in accordance with the Strata Property Act.
For more information on the application procedure and fees for strata conversions:
Phased strata plans
Phased strata applications can be considered by the Approving Officer to allow buildings on a site to be constructed in sequenced phases, with strata lots in earlier phases sold in order to raise funds to complete subsequent phases. A strata plan is registered after the first phase is completed, and as the development progresses, each subsequent phase is merged with the original strata plan. When the development is complete, there will be one strata plan for the entire development.
Bare land strata
Bare land strata lots are defined on land, much like a conventional legal parcel; rather than by the floors, walls, and ceilings of a conventional strata plan building. Most bare land strata developments have private access roads for which all owners are responsible for maintaining. They also have other common infrastructure and utilities such as sewer and water lines, amenities, or facilities.
In many parts of the province of BC, bare land strata plans are registered for mobile home parks, recreational developments, and “gated communities.” The City only has a few areas where bare land strata plans have been approved, most of which have site-specific zoning.
Submission requirements for bare land strata are the same as for minor, intermediate, and major subdivision proposals, depending on site area and complexity:
- Submission requirements for minor subdivision proposals
- Submission requirements for intermediate subdivision proposals
- Submission requirements for major subdivision proposals
Subdivision of strata lots and other amendments
You require City approval to further subdivide existing strata lots in buildings and to ensure that the proposed amendment to the strata plan complies with all applicable City bylaws. In some circumstances, you will also need a resolution from the strata corporation approving the amendment. Part 15 of the British Columbia Strata Property Act details these and other requirements.
The Superintendent of Real Estate, an agency of the Provincial government, may need to approve various schedules that accompany strata plans, for both new and existing buildings, prior to registration.