Strata Living in BC: What Every Kelowna Buyer Should Know

Buying a home in Kelowna looks a little different today than it did just a few years ago. With demand continuing to grow, more people are choosing strata properties — from modern downtown condos to quiet townhome communities in Glenmore, Lower Mission, and Rutland.

Strata ownership can be an excellent option for buyers who want flexibility, shared amenities, and lower maintenance. But before committing to a purchase, it’s important to understand what strata ownership means in British Columbia, how it works, and how to properly review and evaluate a property during your due diligence period.

This guide breaks down the essentials so you can feel confident and informed when buying a strata home in Kelowna.

What Is a Strata Property?

A strata property is a form of shared ownership. You own your individual unit, known as a “strata lot,” and share ownership of common property such as hallways, elevators, roofs, parking areas, landscaping, and amenities.

Strata developments are governed by the BC Strata Property Act, which sets the legal framework for how these communities operate, how decisions are made, and how owners must contribute to the upkeep of common property.

Common examples of strata properties:

• Condominium buildings
• Townhome developments
• Duplexes or bare land strata’s
• Resort-style communities

Every owner contributes to maintaining the shared property and must follow the community’s bylaws and rules.

Why Strata Ownership Is So Common in Kelowna

Kelowna’s real estate landscape has changed significantly in recent years. Limited land and high demand have made strata housing one of the most practical and popular options for buyers.

Here are a few reasons many people choose strata living:

• 🏘 Affordability: Condos and townhomes often cost less than detached homes.
• 🌿 Low Maintenance: Exterior repairs, snow removal, and landscaping are typically handled by the strata.
• 👋 Community Feel: Shared spaces create a friendly, neighborhood atmosphere.
• 🔐 Security: Many developments offer secure entrances or gated access.

For first-time buyers, downsizers, and investors, strata living can offer a convenient and cost-effective path to homeownership in Kelowna.

Understanding Strata Fees (and What They Cover)

Each strata corporation charges a monthly strata fee (sometimes called a maintenance fee). This fee covers the shared costs of running and maintaining the property.

Typical expenses include:

• Building insurance
• Landscaping and snow removal
• Repairs and maintenance of common areas
• Garbage and recycling
• Shared utilities in some cases
• Contributions to the Contingency Reserve Fund (CRF) for future major repairs

💡 Typical Ranges:
Strata fees in Kelowna can range from $200 to $1,000+ per month, depending on the building’s size, amenities, and age. A downtown condo with elevators, pools, hot tubs and fitness centers may be at the higher end, while a small townhome complex may be at the lower end.

Once your offer is accepted, you’ll be provided with the strata documents. These will allow you to see exactly how fees are allocated, what’s covered, and the financial health of the strata.

The Role of the Strata Council

Every strata is overseen by an elected strata council made up of volunteer owners. They are responsible for making decisions on behalf of the strata corporation. Many developments also hire licensed strata management companies to assist with day-to-day operations.

Typical responsibilities include:

• Managing finances
• Enforcing bylaws and rules
• Approving repairs and upgrades
• Hiring service providers
• Communicating with residents

💡 Tip:

During your due diligence period, you’ll receive copies of recent strata council meeting minutes. These records can reveal how the community is managed and may highlight red flags such as recurring repair issues, budget challenges, or ongoing disputes.

Strata Bylaws and Rules: What to Watch For

Each strata has its own bylaws and rules that govern what owners and residents can and cannot do. These can vary widely between developments and can directly impact your lifestyle.

Common bylaws regulate:

• 🐶 Pets: Number, size, or breed restrictions
• 🏡 Rentals: Short-term or long-term allowances
• 🚭 Smoking: Inside units or on balconies
• 🚗 Parking: Assigned stalls or visitor parking
• 🛠 Renovations: Requirements for approval
• 🔊 Noise and use of common areas

Since late 2022, BC’s Bill 44 has removed most rental and age restrictions. Nearly all strata units can now be rented, and age limits are no longer permitted except for designated “55+” communities.

✅ During the subject removal period, make sure to review the bylaws carefully to confirm they align with your lifestyle and any future plans for the property.

Insurance, Maintenance, and Special Levies

Strata insurance works differently from standard homeowner’s insurance.

• The strata corporation insures the building’s structure and common property.
• Individual owners carry strata (condo) insurance to cover personal contents, upgrades, and liability.

What to Look For:

• Any recent insurance claims or premium increases
• Deductible amounts and owner responsibilities (these can be significant)
• What the depreciation report says about upcoming maintenance
• Whether the Contingency Reserve Fund (CRF) is adequately funded

If the CRF runs low, owners may face a special levy — a one-time payment to cover large capital expenses like roof replacements, plumbing upgrades, or exterior envelope repairs.

A well-managed strata will plan ahead to minimize the likelihood of these unexpected costs.

How to Evaluate a Strata Property During Your Due Diligence Period

In BC, buyers typically do not have access to strata documents until after their offer is accepted. That’s why your subject removal period (also known as the due diligence period) is so important. This is your opportunity to fully review the building’s financial and operational health before you commit to removing subjects.

✅ Documents to review:

• Two years of meeting minutes
• Latest financial statements
• Depreciation report
• Current bylaws and rules
• Form B (Information Certificate)

✅ Additional documents to consider:

• The strata plan
• The strata Insurance policy with coverages and deductibles
• Engineering or building condition reports (if available)

✅ Questions to ask:

• Are any major repairs planned?
• What is the current CRF balance?
• Have there been any special levies?
• Are there ongoing disputes or legal issues?

💡 Pro Tip:
While your REALTOR® can help flag potential concerns, many buyers hire professional strata document review services, such as Condo Clear or a real estate lawyer, for a comprehensive and objective summary of the strata’s financial and operational health.

Common Misconceptions About Strata Living

❌ “Strata fees are wasted money.”
✅ Strata fees fund essential maintenance and shared services that protect your investment and preserve property value.

❌ “Strata living means you don’t own your home.”
✅ You own your strata lot in fee simple, plus a proportionate share of common property.

❌ “Pets aren’t allowed.”
✅ Many Kelowna strata’s allow pets. Always review the bylaws to confirm any restrictions on number, size, or breed.

Final Thoughts: Making an Informed Decision

Strata living offers convenience, community, and affordability — making it a great fit for many people in Kelowna who want to enjoy homeownership without the full responsibility of maintaining a detached home.

By understanding BC strata rules, strata fees, bylaws, insurance, council responsibilities, and the importance of a proper due diligence period, you’ll be well-equipped to make a confident, informed decision.

If you’re considering buying a condo or townhome in Kelowna, I’d be happy to help guide you through the process — from offer to subject removal — and connect you with trusted professionals for document review, ensuring nothing gets missed.

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