Renovating a Condo: Strata Approvals and What to Ask First

In a BC condo or townhouse, even work inside your own unit can need the strata's written approval, and skipping it can mean fines or an order to undo the work. Here is what needs approval under the Strata Property Act and the Standard Bylaws, and what to ask before you book a contractor.

The short version

What needs approval

The Standard Bylaws in the Strata Property Act apply unless your strata has filed different ones. Under standard bylaw 5, which excludes bare land strata lots, you need the strata's written approval before making an alteration to your strata lot that involves:

• The structure or exterior. The structure of the building, its exterior, and chimneys, stairs, balconies or other things attached to the exterior.
• Doors and windows. Doors, windows or skylights on the exterior, or that front on common property.
• Enclosures. Fences, railings or similar structures that enclose a patio, balcony or yard.
• Common property inside your unit. This can include pipes or ducts that serve other homes.
• What the strata insures. The strata insures fixtures the developer installed as part of the original construction, and the regulation counts floor and wall coverings and electrical and plumbing fixtures as fixtures. So replacing original flooring, cabinets or bathroom fixtures can need approval.

For these changes, the strata must not unreasonably withhold its approval. Altering common property, including limited common property (common property designated for the exclusive use of one or more strata lots), needs written approval under standard bylaw 6, which has no such limit, and the Civil Resolution Tribunal has said a strata is entitled to take a cautious approach. A significant change in the use or appearance of common property also generally needs a 3/4 vote of the owners at a general meeting.

Your strata may have replaced or added to these bylaws. The Province notes that bylaws may require written permission before moving walls, changing flooring or making plumbing or electrical changes.

Common projects and what to expect

• Flooring. Expect the strata to ask for the flooring specifications, since hard floors can carry footsteps to the home below, and the Standard Bylaws bar unreasonable noise.
• Plumbing. Moving fixtures or plumbing lines usually needs approval and a City permit, while replacing a fixture in the same spot may not need a permit.
• Electrical. Technical Safety BC says strata owners can't get homeowner permits, so hire a licensed electrical contractor, who gets the permit from Technical Safety BC or your City, depending on where you live.
• Walls. Walls between your unit and a neighbour or the hallway are shared, since the boundary runs through the middle of the wall unless the strata plan shows otherwise, and interior walls can be structural or hold shared pipes and ducts. Removing a wall between two strata lots needs the strata's prior written approval under the Act.
• Windows and exterior doors. Changing them needs written approval under the Standard Bylaws, which also make the strata responsible for repairing them.
• Balconies and patios. The strata plan shows whether yours are part of your strata lot or limited common property; either way, railings, enclosures and anything fixed to the building need approval.
• Heat pumps and air conditioners. An outdoor unit means work on the exterior or common property, such as a balcony, roof or outside wall, so expect to need approval, an electrical permit and a licensed electrical contractor. The building's electrical capacity matters too: existing stratas with five or more lots in Metro Vancouver and the Fraser Valley must have an electrical planning report, which looks at heating and cooling loads, by December 31, 2026.

Alteration agreements

Standard bylaws 5 and 6 let the strata require, as a condition of its approval, that you agree in writing to take responsibility for any expenses relating to the alteration. These are often called alteration agreements, and some stratas call them indemnity or assumption of liability agreements. Some add conditions such as permits, qualified trades, inspections and responsibility for future repairs or removal.

• For buyers. Form B must say whether the owner has agreed to take responsibility for alteration expenses, and copies may be attached. If you buy a renovated unit, ask whether the work was approved and permitted.
• What it can cost. In a 2025 tribunal decision, an owner whose contractors rerouted common property ventilation ducting without approval or a permit was ordered to pay the strata about $48,000 for restoration, consultants, legal fees and interest, under the strata's bylaws.

City permits

Strata approval and a City permit are separate, and you may need both. In Vancouver, for example:

• Permit needed: moving interior walls or existing plumbing, electrical or gas lines, structural repairs, and drywall repairs to fire separations in multi-unit buildings.
• No permit: replacing fixtures, cabinets or flooring, and painting.

In Vancouver, starting without a required permit typically costs double the permit fee, and the owner pays even if a contractor said no permit was needed. Rules vary, so check with your City before you start, including whether it needs to see the strata's approval.

Insurance

The strata insures the buildings and the fixtures the developer installed, not your upgrades. In a 2024 tribunal decision, the strata's insurer said its policy wouldn't cover an owner's upgraded items.

• Your policy. Tell your insurer about the work, and make sure your condo policy covers improvements and the strata's deductible.
• Damage during the work. If your renovation causes a leak, the strata can sue you for its deductible if you are responsible for the damage.
• Your contractors. Ask for proof of liability insurance and WorkSafeBC coverage.

Contractors, hours and the building

• Hours. City noise bylaws set construction hours. In Vancouver, construction noise on private property is allowed from 7:30 a.m. to 8 p.m. on weekdays and 10 a.m. to 8 p.m. on Saturdays, and not on Sundays or holidays. Your strata's bylaws can also set quiet hours.
• Trades. In a 2024 tribunal decision, the strata's bylaws required three working days' notice before trades arrived, trades that were licensed, bonded, insured and covered by WorkSafeBC, and inspections before, during and after the work.
• Asbestos. WorkSafeBC says homes built before 1990 likely contain some asbestos, in materials such as drywall or vinyl flooring, and must be tested by a licensed surveyor before renovation work begins.
• Elevators and fees. Ask how to book the elevator and loading area. A strata can charge a user fee for common property only if the fee is reasonable and set out in a bylaw or a ratified rule.

If you renovate without approval

Approval has to come first, in writing. The tribunal has said implied consent isn't enough, and owners shouldn't expect the strata to approve unapproved work after the fact.

• Removal. In a 2021 decision, owners who turned a limited common property crawlspace into living space without approval were ordered to remove the work at their own expense.
• Restoration and fines. In a 2024 decision, an owner who replaced a tub with a shower and changed interior walls without approval was ordered to restore the original layout and pay $12,400 in fines.

Fines must follow the Act's process: the strata must give you the details of the complaint in writing and a chance to answer, including a hearing if you ask for one.

What to ask the strata first

• The rules. Which bylaws and rules apply, and is there an application form?
• The application. Does it need drawings, product specifications, contractor details, insurance certificates, permits or an asbestos report?
• Timing. When does council meet, and how long does a decision usually take?
• The agreement. Will you sign an alteration agreement, and what will it make you responsible for, now and later?
• Common property. Does any part of the work touch common property, or need a 3/4 vote?
• Logistics. What are the permitted hours, how do you book the elevator, where can trades park, and are there fees or deposits?
• Shared systems. How do you arrange a water shut-off, or work near the fire alarm and sprinklers?

Questions owners often ask me

Do I need strata approval to replace my flooring?

Often, yes. Your strata's bylaws may require written approval for flooring, and under the Standard Bylaws, replacing original floor coverings the strata insures needs approval. Check your bylaws before you order materials.

Can my strata refuse a renovation?

For changes to your strata lot under the Standard Bylaws, it must not unreasonably withhold approval. For common property, it has more discretion, and a significant change generally needs a 3/4 vote of the owners.

What is an alteration agreement?

A written agreement, which the strata can require as a condition of approval, in which you take responsibility for expenses relating to the alteration. It can cover future repairs and removal, so read it before you sign.

Do I need a City permit for a condo renovation?

For some work. In Vancouver, moving walls or existing plumbing, electrical or gas lines needs a permit, while replacing fixtures, cabinets or flooring doesn't. Electrical work in a strata needs a licensed electrical contractor.

What happens if I renovate without approval?

The strata can fine you, after following the Act's process, and you can be ordered to restore the unit at your cost. The tribunal has said owners shouldn't expect approval after the fact.

Before you plan the work, read what strata bylaws can say and how condo insurance covers your upgrades. Still shopping for a condo to update? Start with the strata documents to read first.

This article is general information, not legal advice. The details come from the Strata Property Act and its regulation, tribunal decisions, Technical Safety BC and City websites, and were current at the time of writing; your strata's own bylaws may differ, so read the filed bylaws and get legal advice before you sign an alteration agreement. For the Province's guide, see strata bylaws and rules explained.