Compare what is included
Two similar strata fees can pay for different services.
- List included utilities, facilities and maintenance responsibilities.
- Ask about reserves and planned projects.
More on compare what is included
Read the budget alongside meeting records and the depreciation report.
Calculate your own monthly costs
Use the same categories when comparing buildings.
- Add expenses you pay outside the strata fee.
- Ask about approved or discussed additional funding requirements.
More on calculate your own monthly costs
Leave room for uncertainty instead of assuming today’s fee will stay unchanged.
The basics
Where your strata fee goes
Every strata corporation has an annual budget. It has two main parts. The operating fund pays for regular costs that come up yearly or more often, such as cleaning, gardening, insurance and management. The contingency reserve fund (CRF) saves for rarer, bigger items like a roof or elevator.
Owners approve the budget by majority vote at the annual general meeting (AGM). The total is then divided among the strata lots, usually by unit entitlement. In apartments and townhouses that is often based on each lot’s habitable size.
Why it matters
Why the budget tells you more than the fee
A low fee can mean an efficient building. It can also mean the strata is saving too little for the future. Since November 1, 2023, BC stratas must put at least 10% of the operating fund into the CRF each year. Some put in much more.
If the CRF is thin when a big repair arrives, owners may face a special levy. The budget and CRF balance help you judge that risk.
How it works
How to read a strata budget
Find your unit’s share
Check the unit entitlement for your lot and the total for the building. Your share of the budget follows that ratio.
Separate operating and CRF
Note the yearly CRF contribution and compare it with the 10% minimum. Then check the current CRF balance on the Form B.
Check last year’s actuals
Compare budget with real spending. Repeated overruns, especially on repairs or insurance, may push fees up.
List what the fee covers
Heat, hot water, gas, amenities and garbage may or may not be included. Use the same list for every building you compare.
Look ahead with the depreciation report
See which large projects are forecast and whether the CRF plan matches them.
Check for new fees
The strata must tell owners the new fee within two weeks of a budget passing. Ask whether a new budget is coming soon.
Avoid these
Budget mistakes buyers make
Comparing fees alone
A higher fee that includes heat and hot water can cost less overall than a low fee that does not.
Ignoring the CRF balance
A healthy fee with a tiny CRF can still lead to levies. Look at both.
Expecting a refund
CRF money stays with the strata when you sell. The BC government confirms contributions are not refundable to owners.
Missing a pending AGM
If the AGM is weeks away, your fee may change soon after you buy. Ask for the proposed budget.
Example
How a fee is calculated
Illustration only, with hypothetical round numbers. A building splits its yearly budget by unit entitlement.
| Operating fund budget | $400,000 a year |
|---|---|
| Minimum CRF contribution (10%) | $400,000 × 10% = $40,000 |
| Total to collect from owners | $400,000 + $40,000 = $440,000 |
| Your lot’s entitlement | 80 out of 8,000 total = 1% |
| Your yearly share | $440,000 × 1% = $4,400 |
| Your monthly fee | $4,400 ÷ 12 = about $366.67 |
Real budgets may add more than the minimum to the CRF and include other items. Add your fee to the mortgage using our mortgage payment calculator.
Questions to ask
Budget questions to send
The strata or property manager
- What is this lot’s unit entitlement and the building total?
- How much did the strata contribute to the CRF this year?
- Did the strata go over budget last year, and on what?
- When is the next AGM, and is a fee increase proposed?
Your agent
- What utilities does the fee include here compared with the other homes on my list?
- Do the minutes mention any upcoming levy or major project?
Your lender or mortgage broker
- How will the strata fee affect how much I qualify to borrow?
- Do you need the Form B or budget before final approval?
FAQ
Common questions
How are strata fees calculated in BC?
The budget is normally divided among lots by unit entitlement. In apartments and townhouses that is often based on habitable size. In bare land stratas each lot is often equal.
Can strata fees go up?
Yes. Owners approve a new budget each year by majority vote at the AGM, and fees follow it. If the budget is not approved, owners keep paying the old fee until one is.
What is the minimum CRF contribution?
Since November 1, 2023, a strata must contribute at least 10% of its operating fund budget to the CRF every year.
When are strata fees due?
Under the Standard Bylaws, by the first day of each month. Interest on late fees cannot exceed 10% a year, compounded annually.
What is the difference between a fee and a special levy?
A fee is the regular monthly payment. A levy is a separate charge voted for a specific cost. See strata fees vs special levies.
A practical example
Compare costs on equal terms
Write down what each shortlisted building includes in its fees and what you would pay separately.
- Add known questions about major work and financial planning.
- Use the same categories for every property.
Discuss unclear information with the appropriate professional before deciding that one monthly fee makes a home cheaper to own.
A detail to keep in mind
Different service packages can make two similar fee amounts a misleading comparison.
Official information
Start with these resources, then confirm the details for your property and circumstances.
BC: strata documents for buyers and sellersGovernment of BC: Budgeting and strata feesGovernment of BC: The contingency reserve fund (CRF)Government of BC: Form B information certificateReference review: October 6, 2026