Holiday Decorations in a Strata: Bylaws, Balconies and Fire Safety

Lights on the balcony, a wreath on the door, a real tree by the window: decorating a condo or townhouse comes with a few extra questions. This post covers what strata owners and tenants need to know about the bylaws, balconies, fire safety, insurance and decorating the lobby and other common areas.

The short version

What the Standard Bylaws say

The Standard Bylaws in the Strata Property Act apply except where a strata has filed different bylaws. Three matter most for decorating:

• No nuisance or hazard. An owner, tenant, occupant or visitor must not use a strata lot or common property in a way that causes a nuisance or hazard, unreasonable noise or unreasonable interference with other people's use and enjoyment.
• No damage. You must not damage common property, beyond reasonable wear and tear.
• Approval first. You need the strata's written approval before altering common property, including limited common property, or parts of your strata lot such as balconies, railings and the exterior.

Common property is everything on the strata plan that isn't part of a strata lot, such as hallways and, typically, the exterior. Limited common property is common property set aside for the exclusive use of one or more strata lots, such as a balcony or patio. Some stratas add their own decoration bylaws or rules, so read yours; I explain how bylaws work in Strata Bylaws in BC.

Council rules, fines and one tribunal decision

Council can make rules about the use, safety and condition of common property, such as when lobby decorations go up. The BC government's strata guidance explains that a council rule takes effect right away but lapses at the next annual general meeting (AGM) unless owners ratify it by a majority vote. A bylaw wins over a conflicting rule. I explain those votes in Strata AGMs and Council.

Before a fine, section 135 of the Act requires the strata to give the details of the complaint in writing and a reasonable chance to answer. In a December 2024 decision, the Civil Resolution Tribunal cancelled a strata's $200 fine over balcony lights and a windchime because the owners hadn't been told a fine was being considered. See Strata Disputes in BC for how the tribunal works.

Balconies, railings and the outside of the building

Under the Standard Bylaws, the strata repairs and maintains balconies, railings and the building's exterior, even where a balcony is limited common property. A screw or nail through a balcony membrane, a railing or the siding can let water in, and you could be responsible for the repair.

• Don't drill, nail or screw. Use clamp-on hooks, railing clips and freestanding pieces such as planters. Technical Safety BC advises against stapling or nailing light cords, which can puncture them. For anything permanent, follow the approval process I describe in Renovating a Condo.
• Mind weight and wind. Ask before putting anything heavy on a balcony, and secure light decorations before a windstorm.
• Use outdoor-rated lights and cords. Technical Safety BC explains that a green label means suitable for outdoor use and a red one means indoor use only. It also warns that cords run through doors or windows can be pinched, a fire hazard.
• Be a good neighbour. Aim lights away from neighbours' windows, keep musical displays quiet at night and take everything down after the season; Technical Safety BC says lights left up year-round deteriorate faster.

Fire safety for lights, trees and candles

The basics, from Health Canada, Technical Safety BC, the City of North Vancouver's fire department and BC's Office of the Fire Commissioner:

• Certified lights. Buy lights with a Canadian certification mark such as CSA, cUL or cETL, and throw out any string with frayed cords, exposed wires or broken sockets.
• Don't overload outlets. Plug light strings into the wall, keep the number down and avoid multi-outlet adaptors.
• Lights off when you're out or asleep. Turn off all holiday lights before you go to bed or leave home; a timer makes it easy.
• A fresh, watered tree. The needles should be hard to pull off. Use a wide-based stand, add water daily, keep the tree at least three feet (about a metre) from heaters, vents and fireplaces and clear of exits, and take it down once it dries out.
• Candles. Keep them away from anything that can burn and out of reach of children and pets, never on a tree, and blow them out when you leave the room.

Before carrying a real tree through the building, ask whether you need to book the elevator. Keep corridors and stairwells clear, and check your bylaws and rules before decorating any common area.

If decorations cause damage

The strata insures the building against perils including fire and water escape, so an overflowing tree stand that leaks into the unit below, or a fire started by a light string, can become a claim on the strata's policy. The deductible is a common expense under section 158 of the Act, but the strata can sue an owner who is responsible for the loss, and the BC government notes the owner doesn't have to be negligent.

• Check your own policy. Owner and tenant policies can include coverage for the strata's deductible if you're found responsible. Ask your insurer how much you have.
• Know the strata's deductibles. Ask council or your strata manager; the strata reports on its insurance at each annual general meeting.
• Tenants need their own policy. Strata insurance doesn't cover the contents of homes, and the BC government strongly advises owners, investors and tenants to buy their own.

I explain strata deductibles and your own policy in Condo Insurance in BC.

Lobbies and other common areas

Decorating the lobby or the amenity room is council's call, since the strata controls the common property.

• Simple guidelines. Council can set out where decorations go, when they go up and come down, who puts them up and that they meet the fire safety points above. A formal rule then goes to owners at the next AGM.
• A budget line. Under section 97 of the Act, operating fund spending must fit the approved budget, a 3/4 vote or another exception, such as small unapproved expenses whose yearly total stays below the bylaw limit (if there's none, less than $2,000 or 5% of the year's operating fund contributions, whichever is less).
• Something for everyone. Simple touches, such as lights and greenery, suit a shared space.
• Ask before you add. If you'd like to help decorate a common area, ask council first.

Townhouses and bare land stratas

In a townhouse complex, front doors, porches, yards and fences may be part of your strata lot, limited common property or common property, depending on the strata plan. That affects whether you need approval, so check the plan before attaching lights to a fence or staking anything into a lawn, where irrigation lines may run.

In a bare land strata, the lots are defined by survey, and the BC government notes that the strata plan usually doesn't show the houses. Under the Standard Bylaws, the strata repairs building exteriors on strata lots only in plans that aren't bare land plans, so your house's upkeep is generally yours. The Standard Bylaws also don't require approval to alter a bare land strata lot, but your own bylaws may. See Bare Land Stratas.

Questions strata owners often ask me

Can my strata stop me from putting lights on my balcony?

It can set limits. Bylaws can govern how strata lots and common property are used, and council rules can govern common property, including a balcony that's limited common property. Check both before you decorate.

Do I need permission to put a hook in my balcony railing?

Usually. Drilling or screwing into a railing, a balcony or an exterior wall can count as an alteration that needs the strata's written approval, and you could be responsible for any damage. Clamp-on hooks and railing clips avoid the question.

Can council make a decorations rule without asking owners?

Yes, for common property. A council rule takes effect right away for owners, tenants and visitors, but it lapses at the next annual general meeting unless owners ratify it by a majority vote. A rule also can't override a bylaw.

Who pays if my tree or lights damage the building?

The strata's insurance covers the building, but if you're responsible, the strata can look to you for its deductible, even without negligence on your part. Deductible coverage on your own condo or tenant policy can protect you, so check the amount.

Do strata bylaws and rules apply to tenants?

Yes. They apply to owners, tenants, occupants and visitors, and the strata can fine a tenant. Before renting, a landlord must give the tenant the current bylaws and rules and a Notice of Tenant's Responsibilities.

Living in a strata, or thinking of buying? Read who pays for strata repairs, the strata documents to read before you buy, or what's different about buying a townhouse.

This article is general information, not legal or insurance advice. The details come from the Strata Property Act and its Standard Bylaws, the BC government's strata housing guidance, the Civil Resolution Tribunal, Health Canada, Technical Safety BC, the City of North Vancouver's fire department and BC's Office of the Fire Commissioner, and were current at the time of writing; your strata's own bylaws, rules and insurance may differ. For the BC government's guide, see strata bylaws and rules explained.