Selling a Condo in BC: Form B, Strata Records and Buyers' Questions

Selling a condo or townhouse comes with paperwork a house sale doesn't have: the strata's certificates, its records and a set of questions almost every buyer asks. Here is what to have ready, when each document comes into play and what it costs, so your sale doesn't stall during the subject period.

The short version

Start before you list

Most strata offers are subject to what BCFSA calls "a satisfactory review of all relevant strata documentation," and BCFSA suggests that buyers in a competitive market ask sellers to provide strata documents before offers are written. A ready package gives buyers fewer reasons to ask for more time, or to walk away.

As an owner, you can inspect and copy the strata's records, or authorize someone else in writing, such as your REALTOR®, to get them. The strata must provide the bylaws and rules within one week and other records within two weeks. Inspecting records is free, and copies cost no more than 25 cents a page.

The documents buyers usually ask for

• Form B Information Certificate. The strata's standard certificate for your unit (more below).
• Bylaws and rules. The full set. A bylaw amendment has no effect until it is filed at the land title office, and the Form B lists amendments that have passed but aren't filed yet.
• Minutes. Council minutes and the minutes of annual and special general meetings. BCFSA tells buyers to review at least two years of them.
• Financial statements and budget. The current budget is attached to the Form B, and buyers often ask for the latest financial statements as well.
• Depreciation report. Stratas with five or more lots must get one every five years. In Metro Vancouver and the Fraser Valley, apart from islands reached only by boat or air, stratas with no report since December 31, 2020 had to get one before July 1, 2026, so a missing report will draw questions.
• Insurance. The Form B includes a summary of the strata's insurance, and the lawyers or notaries also obtain the strata's certificate of insurance.
• Engineering reports. Building envelope, roof or other reports on major repairs. The strata must keep these, and BCFSA lists engineer's reports among the strata documents a buyer's offer can be subject to.

Form B: timing, cost and contents

An owner, a purchaser or someone either of them authorizes can request a Form B, and the strata must provide it within one week. The fee can't be more than $35, plus up to 25 cents a page for copies, and the strata can hold the certificate until the fee is paid. It shows, as of its date:

• Money. Your monthly strata fees, anything you owe the strata, any approved special levy you still have to pay and when, expected overspending on the budget, and the contingency reserve fund balance, less approved spending.
• Pending decisions. Bylaw amendments and resolutions not yet filed, and any vote needing 3/4, 80% or unanimous support that has been called but not yet held.
• Legal and repair matters. Court, arbitration or tribunal proceedings involving the strata, and outstanding notices or work orders.
• Your unit. The parking stalls and storage lockers allocated to it, any agreement making you responsible for the cost of alterations, and a summary of the strata's insurance.

The strata's rules, the current budget and the most recent depreciation report are attached. The Form B also discloses any electrical planning report, which most stratas with five or more lots in Metro Vancouver and the Fraser Valley must have by December 31, 2026. The information binds the strata in its dealings with someone who reasonably relies on it, though the insurance summary doesn't if it came from the strata's insurer or insurance agent.

Form F: the certificate that clears the transfer

The Form F Certificate of Payment confirms that you don't owe the strata money. The land title office won't register the transfer without a current one, and it stays current for 60 days. The strata must provide it within one week of a request, for no more than $15.

The strata can issue it only if you owe nothing, a disputed amount has been paid into court or to the strata in trust, or arrangements satisfactory to the strata have been made to pay. Money owing can include strata fees, special levies, fines and the cost of fixing a bylaw breach, but not a damages claim that a court, an arbitrator or the Civil Resolution Tribunal hasn't decided. If you have unpaid fines or a disputed charge, deal with it well before completion so it doesn't hold up your sale.

The disclosure statement

BCREA's Property Disclosure Statement comes in versions for strata title properties. Completing one is optional, though a buyer can make an offer subject to receiving one. If you complete it, answer from your current knowledge and be fully transparent, and tell your REALTOR® about any change that affects your answers, since the statement may need updating. If it is incorporated into the contract, a wrong or incomplete answer can lead to a claim against you. BCREA also has a Property No-Disclosure Statement for sellers who prefer not to make representations, but it doesn't excuse you from disclosing known latent defects, and buyers may take it as a reason to dig deeper.

Questions buyers almost always ask

• Special levies. The Form B shows any approved levy and its due dates. By default, you owe the instalments due before the unit is conveyed to the buyer and the buyer owes the rest, but you can agree otherwise in the contract, so decide your position early.
• Rentals. Since November 24, 2022, strata bylaws can't restrict long-term rentals, though a strata can still limit or ban short-term rentals of less than 90 consecutive days. I cover this in what strata bylaws can say about rentals, pets and age.
• Pets. Stratas can limit pets. Where a strata hasn't filed its own pet bylaw, the Standard Bylaws allow one dog or one cat, up to two caged birds and a reasonable number of fish and small caged mammals.
• Parking and storage. The Form B lists the stalls and lockers allocated to your unit. A stall or locker that is part of your strata lot goes with it and limited common property usually does, but a short-term permission to use a common property stall or locker is personal to you and can't be assigned, so the buyer has to ask the strata. Check how yours is held before you advertise it as included.
• Insurance deductibles. Buyers will want the strata's deductibles to set up their own policy, because the strata can recover its deductible from an owner who is responsible for a loss, even one who wasn't negligent. I explain more in condo insurance and strata deductibles.

Moving out

Your possession date is in the contract, and it isn't necessarily the same day as completion. Before you book movers, read the strata's bylaws and rules on moves, which may cover booking the elevator or loading area and protecting common areas.

• Fees. A strata can charge a fee for using common property only if it is reasonable and set out in a bylaw or a rule the owners have ratified, so check that any move-out fee appears in your bylaws or rules.
• Damage. The Standard Bylaws, which apply unless a strata has replaced them, say you must not damage common property beyond reasonable wear and tear, so protect the elevator, doors and hallways.

Keys, fobs and handover

BCFSA describes the finish line simply: you have signed the documents, received your money and handed over the keys. In a strata, the keys are usually a small collection, so gather them early:

• Keys. The unit, the mailbox and the storage locker, including spares you have lent out.
• Fobs and remotes. Building and parkade fobs, garage door remotes and any amenity or bike room access.

Ask your strata or property manager how fobs pass to a new owner and what a replacement costs, so a missing one is sorted out before possession day, then hand everything over through your REALTOR® at the agreed time.

Questions sellers often ask me

How long does a strata have to provide a Form B?

One week from the request. The fee can't be more than $35, plus up to 25 cents a page for copies, and the strata can hold the certificate until the fee is paid.

What is a Form F, and when is it needed?

It is the strata's Certificate of Payment, confirming you don't owe it money. The land title office needs a current one to register the transfer, so the lawyers or notaries get it before completion. It costs up to $15 and stays current for 60 days.

Can the strata hold up my sale if I owe it money?

It can withhold the Form F until the amount is paid, paid into court or held in trust while it is disputed, or covered by arrangements the strata accepts. Without a Form F, the transfer can't be registered.

Do I have to give buyers the strata minutes?

Buyers will almost always ask, and BCFSA tells them to review at least two years of minutes. As an owner, you can get copies from the strata, which must provide them within two weeks, for no more than 25 cents a page.

Do I need to fill out a Property Disclosure Statement for my condo?

It is optional, though a buyer can make an offer subject to receiving one. If you complete it, answer from what you actually know. A Property No-Disclosure Statement doesn't excuse you from disclosing known latent defects.

Getting ready to sell? Read the strata documents buyers read first, the BC selling process from listing to completion and what it costs to sell a home in BC.

This article is general information, not legal advice. The details come from BC's Strata Property Act and Regulation, the Province, BCFSA and BCREA, and were current at the time of writing; your lawyer or notary can advise on your own sale. For the Province's guide, see the Form B information certificate.