Do You Need Strata Approval to Renovate Your Condo in BC?
Short answer: Usually, yes. Under BC’s Strata Property Act and the Standard Bylaws, you need written approval from your strata council before you change anything involving the building’s structure, exterior, windows and doors, balconies, common property or parts of your unit the strata insures (which often includes flooring, plumbing and cabinets that came with the building). Painting, new light fixtures and swapping appliances usually don’t need approval. Most councils approve reasonable requests but ask you to sign an alteration and indemnity agreement, which makes you responsible for the work and any future costs it creates.
Every building has its own bylaws, so always read yours first. Here’s how it all works in plain language.
Strata Approval vs City Permits: What’s the Difference?
These are two separate approvals, and you may need both.
| Strata Approval | City Permit | |
|---|---|---|
| Who gives it | Your strata council | Your municipality (Vancouver, Burnaby, etc.) |
| What it protects | The building, common property and neighbours | Building code, safety and zoning |
| Based on | Strata Property Act and your bylaws | BC Building Code and city bylaws |
| When you need it | Most renovations touching structure, plumbing, floors or exterior | Structural, plumbing, electrical and gas work |
Getting one doesn’t replace the other. A city permit won’t stop your strata from fining you, and strata approval doesn’t mean the city signed off.
What Renovations Need Strata Approval (and What Usually Doesn’t)
Usually needs approval
- Changing flooring, especially carpet to hardwood, laminate or LVP (because of noise)
- Kitchen and bathroom renovations that move or replace plumbing
- Removing or moving walls
- Electrical upgrades, new circuits or pot lights in concrete ceilings
- Replacing windows, doors or balcony enclosures
- Adding in suite laundry, AC units or heat pumps
- Anything attached to the exterior or common property
Usually doesn’t need approval
- Painting walls and ceilings
- Replacing light fixtures on existing wiring
- New furniture, blinds and décor
- Swapping appliances in the same spot with no plumbing changes
When in doubt, ask your property manager. A two line email can save you a stop work order later.
What BC Strata Bylaws Typically Say About Renovations
If your strata hasn’t filed its own bylaws, the Standard Bylaws in the Strata Property Act apply. Standard Bylaw 5 says an owner needs written approval before altering the parts of a strata lot that involve:
- The structure or exterior of the building
- Chimneys, stairs, balconies or anything attached to the exterior
- Exterior doors, windows or skylights
- Fences and railings around patios, balconies or yards
- Common property inside the unit
- Parts of the strata lot the strata corporation has to insure
The same bylaw says the strata can’t unreasonably refuse approval, but it can ask you to agree in writing to take responsibility for costs connected to the change.
Many buildings add their own rules on top of these, like acoustic underlay requirements for hard flooring, set work hours (often weekdays 8 a.m. to 5 p.m.), elevator bookings, damage deposits and rules about hiring licensed and insured contractors.
Common Property vs Your Strata Lot: Why It Matters
Your strata lot is your unit, as shown on the strata plan. Common property is everything else, like hallways, the building envelope, shared pipes, and often the walls between units.
This matters because anything that touches common property, such as a pipe riser in your wall, a structural column or the exterior wall, is basically the owners’ shared property. You can’t change it without council approval, and sometimes a vote at a general meeting. Pull out your strata plan before you design anything so you know exactly where your lot ends.
How to Get Strata Approval: Step by Step
- Read your bylaws and rules. Look for renovation, flooring and contractor requirements.
- Talk to your property manager early. Ask for the building’s renovation application form.
- Prepare your package. Include a scope of work, drawings or layout, flooring specs (underlay and sound rating) and your contractor’s licence, insurance and WorkSafeBC details.
- Submit and wait for council review. Many councils only meet monthly, so allow 2 to 6 weeks.
- Sign the alteration and indemnity agreement if the council asks for one.
- Book elevators, pay deposits and notify neighbours before work starts.
- Get city permits if the work needs them.
What’s in an Alteration and Indemnity Agreement
This is a written agreement between you and the strata that usually says:
- You’re responsible for the cost of the renovation and any damage it causes to common property or other units
- You’ll pay for future repairs and maintenance of the altered parts
- You’ll cover insurance deductibles if your alteration causes a claim
- The agreement transfers to future owners, so it’s usually disclosed when you sell
- Work must follow the approved plans, bylaws and building codes
Read it carefully before signing. If something feels unreasonable, you can ask for changes or get advice from a strata lawyer.
Why Strata Councils Reject Renovations and How to Avoid It
| Common Reason for Rejection | How to Avoid It |
|---|---|
| Missing details or drawings | Send a clear scope, layout and product specs |
| Hard flooring without proper underlay | Choose an acoustic underlay that meets your building’s sound rating |
| Touching structure or common pipes | Get engineer or plumber input before applying |
| Unlicensed or uninsured contractor | Hire a licensed contractor with proof of insurance and WorkSafeBC coverage |
| Unrealistic noise or work hours | Commit to building work hours and a clear timeline |
What Happens If You Renovate Without Strata Approval
It can get expensive. The strata can:
- Fine you, usually up to $200 per bylaw contravention, and repeat the fine as often as every 7 days while the problem continues
- Order the work removed and charge you to restore it
- Hold you responsible for any damage, leaks or noise complaints
- Take the dispute to the Civil Resolution Tribunal (CRT), which regularly sides with stratas on unapproved alterations
It can also cause headaches when you sell, since buyers and lenders see unapproved alterations in strata documents.
Frequently Asked Questions
How long does strata renovation approval take?
Usually 2 to 6 weeks, depending on how often your council meets and how complete your application is.
Do I need strata approval to replace my kitchen cabinets?
Often yes, especially if plumbing or electrical changes are involved. Check your bylaws and ask your property manager.
Can a strata refuse my renovation?
Yes, but under the Standard Bylaws it can’t refuse unreasonably. It can set reasonable conditions like soundproofing or an indemnity agreement.
Can I install hardwood or vinyl plank in my condo?
Usually yes, as long as you use an approved acoustic underlay and get written approval first.
Who pays if my renovation causes a leak in the unit below?
If you signed an indemnity agreement, you’ll usually be responsible for the damage and the insurance deductible.
Does the indemnity agreement pass to the next owner?
Usually yes. It’s tied to the strata lot and should be disclosed when you sell.
Do I need strata approval to paint my unit?
Interior painting almost never needs approval. Painting doors facing the hallway or anything exterior usually does.
Is strata approval enough, or do I still need a permit?
You may still need a city permit for plumbing, electrical, gas or structural work. They’re separate approvals.
Planning a Condo Renovation? Work With a Contractor Who Knows Strata Requirements
A condo renovation can be smooth or a total headache, and the difference is usually in the paperwork before work even starts.
At Reimagine Construction and Renovation, we’ve been renovating condos and homes across Vancouver, North Vancouver, West Vancouver and Burnaby for over 15 years. We’re fully licensed, WorkSafeBC registered and carry $5M in liability coverage, so we can supply everything your strata council asks for. We’ll help you put together a clear renovation package, pick flooring that meets your building’s sound rules and work within your building’s hours and elevator bookings.
Book your free consultation and let’s plan a condo renovation your strata will approve. Call 604 339 9491 or reach out through our website.
