These duties ensure that council members make decisions for the benefit of the entire strata corporation, not their own personal interests.
The standard of care establishes the level of diligence and skill a council member must exercise when performing their duties. Provincial legislation (such as Section 31 of the BC Strata Property Act) requires each council member to:
Act Honestly and in Good Faith: All decisions must be made with an honest intention and with a view to the best interests of the strata corporation as a whole. This is the foundation of their fiduciary duty.
Exercise Care, Diligence, and Skill: They must demonstrate the level of care, diligence, and skill that a reasonably prudent person would exercise in comparable circumstances.
Analogy: This means a council member isn't expected to be a building engineer or a financial expert, but they are expected to act reasonably—for example, to seek out and review multiple quotes for major repairs, to obtain proper legal or financial advice when needed, and to read financial reports before approving them.
Regardless of the specific title, the entire strata council is responsible for:
Financial Management: Preparing and approving the annual budget, managing funds, and approving expenditures.
Maintenance & Repairs: Ensuring the proper maintenance and repair of all common property and common assets.
Bylaw Enforcement: Fairly and consistently enforcing the strata's bylaws and rules (e.g., handling noise complaints, parking violations, issuing fines).
Record Keeping: Maintaining all official documents and records of the corporation.
Administration: Handling day-to-day operations and administrative tasks.
Acting in Good Faith: Council members are legally required to act honestly, prudently, and in good faith with a view to the best interests of the strata corporation.
It is important to note that many strata corporations hire a professional Strata Manager to perform the daily administrative and financial tasks, but the ultimate decision-making authority and responsibility still rests with the elected strata council.
This is a critical component of acting "honestly and in good faith." A conflict of interest occurs when a council member's personal interest (direct or indirect) interferes with their duty to act solely in the strata's best interest.
To maintain this duty, a council member must:
Disclose: Fully and promptly disclose to the council the nature and extent of any personal interest in a contract, transaction, or matter being considered.
Abstain: Abstain from voting on the matter.
Leave the Meeting: Leave the council meeting while the contract or transaction is being discussed and voted on, unless they are specifically asked to be present to provide information.
A failure to disclose a conflict can result in the contract being set aside and may lead to the council member being ordered to compensate the strata for any resulting losses.
Fortunately for volunteers, council members are generally protected from personal financial liability, provided they meet the legal duties described above.
A council member who acts honestly and in good faith is typically not personally liable for anything done or omitted while exercising their powers or performing their duties.
The strata corporation usually carries Errors and Omissions (E&O) insurance to cover the council for liability resulting from genuine mistakes or omissions made while acting in good faith.
However, this protection is lost if a member acts dishonestly, in bad faith, or fails to meet the required standard of care (e.g., gross negligence or self-dealing).
The formal qualifications to be on a strata council in Canada are generally quite minimal, but the disqualifications are very specific and are outlined in the provincial legislation (like the Strata Property Act in British Columbia).
Here is a breakdown of who is typically eligible and who may be disqualified from serving on a strata council:
The primary requirement across Canadian provinces is an existing relationship with the strata lot. The following individuals are typically eligible to be nominated and elected:
The Owner: Any individual whose name is on the title of a strata lot.
A Corporate Representative: An individual officially representing a corporation that owns a strata lot.
A Tenant (with Assignment): A tenant who has been formally assigned the owner's right to stand for council and vote. This usually requires a written notice to the strata corporation from the owner/landlord.
Other Classes of Persons (By Bylaw): The strata corporation can amend its own bylaws to allow other people to serve, such as:
The Spouse or Adult Child of an owner who is not registered on title.
While there are very few formal qualifications, there are strict rules about who is disqualified from running for or remaining on a strata council.
The most common disqualifications include:
Arrears/Lien Eligibility: A person may be ineligible if the strata corporation is entitled to register a lien against their strata lot for money owed (e.g., unpaid strata fees, fines, or special levies), and the strata's bylaws specifically prohibit this. This is the most common reason for disqualification.
Multiple Owners (One Vote Rule): If a single strata lot is owned by more than one person (e.g., joint tenants), generally only one of those owners may sit on the council at any given time, unless the strata is so small that all owners are required to be on the council.
Conflict of Interest (While Serving): Although not a pre-election disqualification, any council member must immediately disclose any direct or indirect personal interest in a contract, transaction, or matter being considered by the council. The member must then abstain from voting on that matter and often must leave the meeting while it is discussed. Failing to comply with conflict of interest rules can lead to removal.
Removal by Owners: A council member can be removed, with or without cause, by a majority vote of the owners at a general meeting.
While the law does not require specific skills, effective council members often possess certain qualities:
Strong communication, mediation, and leadership skills.
Financial literacy, basic accounting skills, and attention to detail.
Excellent organizational skills, experience taking minutes, and record-keeping ability.
Practical knowledge of building maintenance, construction, or landscaping is often valuable.
In short, if you are an owner and current on your payments, you are generally qualified to run for a position on your strata council!
The "optional roles" on a strata council generally fall into two categories: Council Members-at-Large and Ad-Hoc/Delegated Roles assigned to any member based on the specific needs of the strata.
The four core officer roles (President, Vice-President, Secretary, and Treasurer) are typically mandated by provincial legislation and standard bylaws. Everything else is discretionary or a task delegated to a specific member.
This is the most common "optional" title.
Role Description: A Member-at-Large is a council member who was elected by the owners but does not hold one of the four principal officer positions.
Core Duty: To participate fully in the council's decision-making by attending meetings, reviewing reports, voting on motions, and upholding the standard of care. They have the same legal responsibilities as the officers.
Delegated Duties: They often take on specific, non-officer tasks, such as being the lead on a major project or chairing a committee (see below).
These roles are not formal officer positions but are responsibilities assigned by the council to one of its members (or sometimes a non-council owner) to efficiently manage specific areas of the property or business.
Oversees routine building inspections and contractor work (e.g., HVAC, elevators, roofing).
Gathers quotes for maintenance/repair projects.
Works with the Strata Manager (if one is hired) on long-term repair planning.
Monitors common area landscaping, pools, and amenities.
Acts as the primary contact for gardening and pest control services.
Oversees common area aesthetics.
Acts as a point of contact for owner complaints regarding bylaw infractions. * Reviews the application of fines and warnings (though the council as a whole votes on enforcement). * Reviews and proposes amendments to bylaws and rules.
Ensures the strata corporation complies with provincial privacy legislation (e.g., PIPA).
Manages the collection, use, and disclosure of personal information (like owner lists, security footage).
Often performed by the Secretary, but can be a separate role in larger stratas.
Leads a formal or informal committee, such as a social committee, fire safety committee, or a committee dedicated to researching a specific major project (e.g., EV charging or a parkade renewal).
Delegation, Not Transfer: While the council can delegate tasks to these optional roles or committees, the ultimate responsibility and accountability for the decision-making and outcomes remain with the entire strata council.
Flexible: These roles are highly flexible and are determined by the size, type, and specific needs of the strata. A high-rise might need a dedicated "Building Systems Director," while a townhouse complex might need a "Grounds Director."
Council Vote Required: Any decision made by a delegated individual or committee must typically be ratified (approved) by a vote of the full council, especially if it involves spending money beyond a minor, pre-approved limit.