The Game has Changed: 3 Big BC Strata Updates You Need to Know

We’ve seen buyers walk away from a perfect home because of provincial strata rules that do not even exist anymore. We’ve also seen strata owners miss out on opportunities they did not even know they had. The rules around strata living in BC have changed in big ways. These updates have reshaped who can live where, what you can do with your unit, and even what rights you think you don’t have. Most people are still making decisions based on outdated information. This leads to bad choices and painful surprises after you move in. In this guide, we’ll walk you through three major changes that have shifted the landscape of strata ownership. You will learn what changed and how to avoid these everyday misconceptions.

Are 19+ age restrictions still legal in BC stratas?

One of the biggest misconceptions we’ve been seeing involves age restrictions. Many buyers assume that “55 plus” means everyone in the household must be over that age. That’s just not how it works anymore. As of late 2022, the only age restriction allowed under the BC Strata Property Act is 55 and over. This means 19 plus, 35 plus, or 45 plus rules do not exist anymore. If you see a listing that still says 19 plus, it is likely that the strata just hasn’t updated their paperwork yet. Legally, they cannot stop you from moving in with your family. Even in 55 plus buildings, there are built-in exemptions. To support families, the province updated the laws in 2024. Now, if one person meets the age requirement, they can still have a younger spouse or an adult child living in the unit. That child does not even have to be an adult. These exemptions also cover live-in caregivers. As rules can change frequently, see the full details at the Strata Property Act and Strata Property Regulations.

Reality Check: We recently helped a seller list a condo for $50,000 more than planned because their 19 plus bylaw was legally unenforceable. We opened the home to a much wider audience of buyers who had previously been ignored.

How do new EV charging rules affect BC condo owners?

Many buyers think adding an electric vehicle charger to a condo is impossible. In the past, getting approval was a nightmare. It often required a three quarter vote of all owners, which is very hard to get. But in 2023, the province stepped in with major updates to make it easier for people to go green. Strata corporations are now required to respond to an EV charging request within three months. Many decisions that used to need a three quarter vote now only need a simple majority. This covers things like changes to common property for the installation. Stratas must also plan ahead for the future. Any building with five or more units will soon need an electrical planning report.

• Request Timeline: Stratas must respond to your EV request within 3 months.
• Voting Power: Many EV decisions now require only a simple majority vote.
• Planning Reports: Buildings in Surrey and White Rock must have an electrical planning report by the end of 2026.
• Future Value: Buyers are already refusing to buy in complexes that do not support EV charging.

The electrical planning report is a huge win for transparency. It shows exactly how much power the building has. It also looks at what is needed for heat pumps and cooling. If you are buying, you should ask if the strata has already started this process. It tells you a lot about how well the building is managed.

Pro Tip: If you live in a strata that does not allow EV charging yet, get on top of it now. You might find it very hard to sell your home down the road. Buildings without a plan are quickly falling behind in value.

Can my BC strata still ban rentals?

This is a change that quietly shuts down many options for buyers. Many people will skip listings because they think they can’t rent the unit out later. That used to be a real concern—strata buildings could limit or even ban rentals entirely. This made it hard for people who wanted to keep their unit as an investment or needed to move for work. The good news is, this is no longer the case. As of November 2022, strata corporations in BC cannot restrict residential rentals. Any bylaw that used to ban or limit rentals is now invalid. But be warned: this applies to longterm rentals only. You can buy a unit today and rent it out tomorrow without asking for permission or waiting on a list.

• No Rental Caps: Stratas cannot limit the number of units being rented.
• No Rental Bans: Bylaws banning rentals are legally void.
• Future Flexibility: You can buy now and know you have the option to rent it out later.
• Short Term Rules: Strata boards can still regulate or ban short term rentals like Airbnb.

This change has been a game changer for first time buyers. It gives you an exit strategy. If your life changes and you need to move, you are not forced to sell in a bad market. You can simply rent it out and wait for a better time. It also means that investors are looking at buildings they used to ignore.

Did You Know? Even if a strata has not removed the “No Rentals” rule from their bylaws, the rule is dead. Provincial law overrides strata bylaws. Don’t let an old set of rules scare you away from a great deal.

The Hidden Impact of Depreciation Reports

There is another big change that people are just starting to talk about. As of July 2024, the rules for depreciation reports got much stricter. In the past, a strata could vote to waive their report every year. Many did this to save money. But that often led to huge special levies because they were not planning for repairs. Now, stratas with five or more units can no longer waive these reports. They must get one every five years. In the Metro Vancouver area, many stratas must have their next report done by July 2026. This is great for buyers. It means you will have a clear picture of what repairs are coming and how much they will cost.

• Mandatory Reports: No more voting to skip the report.
• Professional Standards: Reports must be done by qualified professionals like engineers or architects.
• Financial Planning: Developers now have to contribute to the first report for new buildings.
• Transparency: These reports are included in the Form B, so you see them before you buy.

I always tell my clients to read the depreciation report first. It is the most honest look at the health of a building. If a strata has been avoiding repairs, this report will show it. With the new rules, there is nowhere to hide. This will lead to better maintained buildings and fewer surprises for owners.

Quick Stat: A depreciation report typically costs between $5,000 and $10,000. While that sounds like a lot, it is nothing compared to a $50,000 special levy for a roof that no one planned for.

The BC Government has prepared some tips to help you navigate strata depreciation reports. Check them out!

Making the right move in a changing market

Understanding these changes is a strategic move. These updates affect what you can do, what your home is worth, and your flexibility. Many real estate professionals are still operating off outdated assumptions. The government keeps making changes to improve how stratas function. This is a good thing, but it means you have to stay informed. The market in 2026 is becoming more balanced. Inventory is higher in Surrey and White Rock, which gives buyers more choices. But with more choices comes more responsibility to do your homework. You need to know which buildings are following the new rules and which ones are dragging their feet. Staying on top of these details is key to a successful move. If you are not tracking every detail, you might miss an advantage you never knew existed. You might also buy into a building with a massive bill coming due. This is why working with someone who knows the local market matters. We focus on the Surrey real estate market every single day and see which stratas are proactive and which ones are struggling. Our goal is to make sure you have all the facts before you sign. This isn’t just about finding a home. It is about protecting your future.

Still need more information? The complete BC Strata Act is available to you.