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Information that a Strata Must Communicate to Owners

  • Writer: Trevor Morley
    Trevor Morley
  • May 17
  • 2 min read

Updated: Jul 17

WHAT INFORMATION DOES THE STRATA PROPERTY ACT REQUIRE A STRATA TO COMMUNICATE TO OWNERS?


There is an implied assumption and requirement in the Strata Property Act that proper governance requires transparency and active communication from the Strata to Owners. We have described the permitted ways for a Strata to communicate with Owners directly and how a Strata can communicate by a notice board.


The things that a Strata Corporation must communicate to an Owner is not consolidated in a provision of the Strata Property Act. This creates a risk that a Strata will not be aware of what its obligations are regarding transparency.


We have created a list, based on our experience, of the notices, records, documents and information that a Strata must communicate to Owners organized by which are the most common:


  1. Notices for general meetings (annual and special).

  2. Notice of unapproved expenditures.

  3. Notice of expenditures made on an emergency basis.

  4. Notice of an update to strata fees.

  5. Notice to an Owner that they have unpaid strata fees or special levy payments.

  6. Notice to an Owner of a complaint that they have contravened a bylaw or rule.

  7. Notice to an Owner of a decision by the council whether they contravened a bylaw or rule.

  8. Notice that the Strata requires access to an Owner’s Strata Lot;

  9. Notice of any amendments to bylaws that have been approved at a general meeting.

  10. Notice about the expenditure of money collected by a Special Levy.

  11. Notice of new rules adopted by the Council.

  12. Notice that the Strata Corporation is sued.

  13. Notice to an Owner that a public authority requires work to be done to their Strata Lot.


WHAT INFORMATION MUST A STRATA COMMUNICATE TO OWNERS BECAUSE OF A BYLAW?


In addition to the notices required by the Strata Property Act, our experience is that it is very common for the Strata’s bylaws to include additional things that must be communicated to Owners.


Common examples are:

  • The date and time of a Council meeting.

  • Minutes from a Council meeting.

  • Minutes from a general meeting.

  • If the Council is going to go more than 60 days without a meeting.


WHAT INFORMATION SHOULD A STRATA COMMUNICATE TO OWNERS EVEN IF NOT LEGALLY REQUIRED?


In addition to the things that a Strata must communicate to Owners, there are several other topics that should be communicated.


These can include:

  • Reminders about routine maintenance.

  • Details of time that work will be done on the common property.

  • The date and time for information sessions or other informal meetings.

  • The date and time for social events or other community building activities.

  • Periodic updates on programs and initiatives done by the Council or Owners.

  • Updates on expenditures from the budget.

  • Notices about events and news that may be of interest to Owners or that may contribute to community building.


ROBUST AND RESILIENT STRATA COMMUNITIES PRIORITIZE COMMUNICATION


There are legal obligations imposed on a Strata regarding what it must communicate to Owners. These obligations come from the Strata Property Act and the Strata’s bylaws. However, a Strata should have a proactive and robust approach to communication with Owners because transparency and community building are critical to the creation and maintenance of a robust and resilient strata community.



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