FAQ

Strata fees are due on the 1st of each month. You can submit a Pre-Authorized Debit Form (PAD) by the 20th of the month prior to the first transaction, or you can mail post dated cheques to our office.

Yes, you can submit a Pre-Authorized Debit Form(PAD) by the 20th of the month prior to the first transaction. Ensure that you include a VOID cheque or we will not be able to complete set up of the payment in our system. Also, if you have any arrears, they will need to be paid by cheque separately.

 Every strata must approve an annual budget for a fiscal year.  They may approve this before the year end for the next year or no later than 2 months after the fiscal year end.  To ensure a strata corporation does not run out of operating funds, owners continue to pay the same previously approved strata fee until the next budget is approved.  When the budget is proposed in the notice package, the notice must also include the schedule of proposed strata fees for the fiscal year and this is where the owners would be notified of how increases will be covered in the next fiscal year, and by having approved either the budget or amended budget, the owners are also consenting to the fee schedule.  

If the budget is approved before the new fiscal year begins the solution is simple, the new fees come into effect.  If it is approved after the fiscal year end then the balance of the fee increases have to be paid and it is possible this adjustment fee will be owed for two months covering the time between the end of the fiscal year and the approval of the budget. These will generally be paid along with your strata fees on the 1st of the next month following the approval of the budget. 

The strata must collect the amount approved in the budget for the fiscal year as that is the legal requirement under the Act, which is the total amount of the budget divided by the unit entitlement/total unit entitlement of each strata lot for the fiscal year period.  

CHOA Condo Smarts Article: Retroactive Fees

Alterations are guided by the bylaws of the strata corporation and the Strata Property Act. You cannot make alterations of a structural nature and should generally not make alterations without seeking the permission of the strata council. 

Before doing any alterations you should contact the Strata Manager in writing with a request outlining the specific alterations that you wish to make. The Strata Manager will review the bylaws, review the request with the Strata Council and then will respond in writing. The response may decline the request or it may grant the request with specific conditions. Please make sure you always follow the conditions outlined, as they will have been set out either in your bylaws or by the Strata Council. 

To get started, download these forms:

• Alteration Application Info Sheet - This document lists several common alterations and documentation that will need to be submitted depending on the project. It is a guideline only, you should make sure you complete a thorough review of the bylaws prior to submitting your application.

• Application to Alter a Strata Lot/Common Property

We use Stratapress to process your documents and forms. This method is the fastest way to receive your documents along with the convenience of paying with your credit card. Please visit Stratapress to process your order. 

A Form B is the strata corporation’s information certificate. The required contents of this form are set out in the Regulations of the Strata Property Act.  Required information includes: the monthly strata fees, any arrears of strata fees, any alteration agreements affecting the strata lot, any upcoming special levies, bylaw amendments that have not yet have been registered, ¾ vote resolutions for which notice has been given but not yet voted upon, current commitments for the CRF, assigned parking and lockers, and other information. If you are a council member, you should never sign a Form B.  These should always be done by the Strata Manager as they carry significant liability. 

Required documents that are sent with a Form B:

• Strata Rules & Regulations

• Depreciation Report

• Financials

• Indemnity Agreement(s)

• Certificate of Insurance

• Legal

The Form K is a form set out in the Strata Property Act. This form must be signed by any person renting either a unit or a room in a unit in a strata development and the owner. It provides confirmation that the tenant has received a copy of the bylaws of the Strata Corporation and agrees to abide by them. 

You can download the Form K here

Please visit the Forms page and submit your complaint online.

Section 135 of the Strata Property Act holds the Strata Corporation responsible to enforce the strata bylaws/rules. Enforcement of violations dictate that notice of complaints should be sent in writing to the alleged offender. This means that providing the Council with as much information as possible upfront, gives them the best opportunity to address and correct the violation.

To start the process, please follow the protocol below:

1. First, refer to your bylaws and rules. If there is no applicable bylaw/rule violated, the Strata Property Act does not allow the strata to take action.

2. Please complete all sections of the online form to avoid delay in the process. Be certain that the unit number from which the violation has occurred is the correct one. Not all buildings automatically have the same unit numbers directly above and below.  Depending on the nature of the complaint, complainants should include snapshots, recordings, decibel counts, and impartial eyewitness collaboration of facts to back their complaints

3. Upon receipt of the form and verification that a valid bylaw/rule violation has occurred, a warning letter may be sent to the alleged violator. At this point, the term ‘alleged’ is used in case of a unit error or some other misunderstanding.

4. Allow time for the warning letter to be received and complied with (the notice period is 20 days). If the same bylaw/rule violation occurs again, fill in another complaint form. Be sure to check the box identifying this as a repeat offense.

5. Upon receipt of a complaint form with repeat offence details, a fine letter may be sent. Be aware that Section 135 of the Strata Property Act allows the recipient the right to request a hearing before council. If a hearing is requested, you may be contacted by the strata council.

When submitting your complaint please keep in mind these important criteria:

• Complainants need to remember that, depending on the nature of the complaint, standards can be highly subjective (for instance, one person’s intolerable noise is another person’s everyday lived experience);

• Complainants must remember that no matter how frustrated they are with a situation, they need to avoid confrontation with the person or persons they feel are to blame for their situation;

• Complainants need to work with the property management company. Any concerns and/or complaints need to be forwarded to the property management company and they will inform the Strata Council. One of Council’s roles is to act as impartial judges. It is important to note that Council members are not experts in strata law.

• Complainants need to recognize that privacy legislation limits what information the Strata Corporation can share with owners concerning complaints.

Start by reviewing the Strata Corporation bylaws and rules as they likely outline the move in and out procedures including how much notice the Strata Council needs, where For Sale signs can go, if there are elevator pads, what fees apply etc.

Although your property is looked after by a specific Strata Manager, all of the Strata Managers at Raven are part of our management team. Before your Strata Manager leaves on vacation, he/she will give a briefing to another member of the team so that any pending issues at your property remain on track. The Strata Manager who is monitoring your property will also report to the Council on any concerns that arise while your regular Strata Manager is away. 

A strata property manager typically manages a portfolio of buildings (residential, commercial or mixed use) and acts as the liaison with strata councils who have contracted the services of a property management company. The role involves scheduling, preparing, attending strata council meetings, recording meeting minutes and attending annual general meetings and special general meetings.

Strata property managers work with strata councils to prepare annual budgets, and analyze forecasts and expenses, including the contingency fund. They work with strata councils and owners to advise them on issues and how these are dealt with via the Strata Property Act. They also provide general supervision and deal with maintenance and trades people to ensure the buildings are well maintained in a timely manner.

Please visit our About Us page to learn more about our services.

Please visit our Strata Council page to learn more about the Council's role in the governance of the Strata Corporation.

No, that is not part of our service; however, many relevant documents are kept up to date on Stratapress and can be ordered online. Also, it is possible your Strata Council maintains a website or social media page. Check the minutes for links to this or email your Strata Manager to confirm.