Strata Documents to Read Before You Buy a Condo or Townhouse
Buying a strata property means buying into more than just your unit — you’re buying into the building’s finances, its history, and its future obligations. The problem is, most buyers never actually read the documents that would tell them what they’re signing up for.
We’ve seen strata document packages run up to 600 pages per unit. Skimming them — or skipping them entirely — is how buyers end up blindsided by a special levy, a rental restriction they didn’t know existed, or a building with deeper problems than the listing photos suggested. Here are the nine documents you need to read closely before you remove subjects and hand in your deposit.
1. Form B (Information Certificate)
This is arguably the single most important document in the package. It tells you exactly what’s included with your unit — parking stalls, storage lockers, and the strata fee amount — so there are no surprises about what you’re actually purchasing.
Beyond that, Form B lays out the strata’s core financials: the current contingency reserve fund balance and whether any special levies or assessments have already been approved for owners. If you’re buying as an investor, this document also confirms whether rentals are permitted in the building and outlines any restrictions that apply.
2. Depreciation Report
Most lenders require a current depreciation report to finance a strata purchase — if the strata hasn’t obtained one, your financing options may narrow.
Think of the depreciation report as a long-term inspection report for the entire building rather than just your unit. It projects upcoming repair and maintenance needs over the next several decades, and — critically — assesses whether the current contingency reserve fund can actually cover those costs, or whether owners should expect a special levy down the road. For more information on depreciation reports when purchasing, read this blog post: Depreciation Report 101.
3. Bylaws & Rules
If you have pets, plan to rent out the unit, or want flexibility to renovate down the line, this is essential reading. Bylaws set out what’s restricted in the building and what every owner must comply with — common examples include weight limits on pets (many buildings cap pets at 30 lbs, or allow only one instead of two), rental caps limiting the percentage or number of units that can be tenanted, barbecue restrictions on balconies, no-smoking policies, quiet hours after 11pm, and requirements to get strata approval before renovating.
What you can and can’t do in your own unit and the common areas can be a dealbreaker — know this before you fall in love with the space.
4. Engineering Report
Most strata buildings and complexes come with a 2-5-10 year warranty covering cosmetic, mechanical, and structural components. As each milestone approaches, the strata council typically commissions an engineering report to identify deficiencies and determine what should be addressed under warranty before coverage expires. This report tells you whether the building is proactively catching issues while they’re still covered — or letting warranty windows close unused.
5. Last Two Years of Strata Meeting Minutes
Minutes give you a real, unfiltered view of what’s actually happening in the building — ongoing projects, security concerns or break-ins, noise complaints, maintenance issues, and any history of special levies. Just as importantly, reading these minutes shows you how the strata council handles problems: are they proactive, or do issues drag on unresolved? The council itself is typically made up of volunteer or elected residents, usually supported by a property manager who oversees the building’s operations and finances.
6. Annual General Meeting (AGM) Minutes
Held once a year, the AGM updates owners on the strata’s finances, insurance coverage, and overall performance over the past year, while setting the budget for the year ahead — including whether current strata fees are expected to cover it. AGM minutes may also flag proposed bylaw changes or signal a special levy on the horizon. This is one of your clearest windows into where the building is headed.
7. Special General Meeting (SGM) Minutes, If Any
SGMs only happen when something outside the ordinary needs to be addressed — hence “special.” This could be anything from a special levy to cover tree removal in a townhouse complex to an active water leak and the strata’s plan to resolve it. Whatever triggered the meeting, you want full visibility into what happened and how (or whether) it’s been resolved.
8. Insurance Note
Every strata corporation is required to carry insurance covering the building, common areas, and original fixtures. Understanding what’s covered under the strata’s policy is essential for planning your own individual home insurance correctly — the two need to work together, not overlap or leave gaps. The insurance note is usually attached to the AGM minutes; make sure you’re reviewing the most current version, and pass it along to your own insurance provider.
9. Strata Plan
This is the original legal document submitted by the developer before the building was constructed, outlining the exact dimensions of each unit, the common areas, and parking allocations. Reviewing it confirms exactly what you’re purchasing — and it’s your check against the listing itself: if the square footage on the MLS feature sheet doesn’t match the strata plan (particularly when it wasn’t professionally measured), that discrepancy deserves a direct answer before you proceed.
How This Fits Into Your Timeline
Buying a strata property involves meaningfully more due diligence than a detached home — and that due diligence needs to happen within your subject removal period, not after. Strata documents typically take a few business days to arrive once requested, so your realtor should be ordering them the moment your offer is accepted, not waiting until the week subjects are due. If you’re short on time to review 300+ pages properly, that’s a conversation to have with your realtor about extending your subject period, not a reason to skim.
One more thing worth flagging if you’re an investor: rental restriction bylaws can change. A building that allows rentals today can vote to restrict or ban them in the future, so don’t treat the current Form B as a permanent guarantee — check the AGM and SGM minutes for any rental-related discussions in progress.
Bottom Line
Strata documents aren’t paperwork to get through — they’re the clearest picture you’ll get of what you’re actually buying into, financially and otherwise. If you’re purchasing a condo or townhouse in Coquitlam, Burnaby, Vancouver, Surrey, or Langley, this is exactly the kind of review I walk clients through line by line before subjects come off — not after.
