The strata council is the elected governing body for a Canadian strata corporation (also known as a condominium corporation in some provinces). Their general role is to manage and maintain the common property and assets, and to make daily decisions on behalf of all owners.
While specific provincial legislation (like the Strata Property Act in British Columbia) governs the strata, the Standard Bylaws usually require the strata council to elect the following officers from among its members:
The four primary officer roles, elected at the first council meeting after the Annual General Meeting (AGM), and their typical duties are:
Primary Responsibilities:
Chairing all council and general meetings, maintaining order, and facilitating discussion.
Acting as the main point of contact for the strata manager.
Signing official documents (e.g., contracts, insurance renewals).
Being the point person during emergencies.
Holding a tie-breaking vote at council meetings if a deadlock occurs.
Primary Responsibilities:
Stepping in to perform the President's duties when they are absent or unable to act.
Often takes the lead on specific, larger projects (e.g., major repair or renovation projects).
Generally assists the President and shares the overall workload.
Primary Responsibilities:
Overseeing the strata corporation's financial health.
Working with the strata manager/accountant to draft the annual budget.
Monitoring monthly financial reports and ensuring expenditures align with the budget.
Approving invoices, overseeing the collection of strata fees and special levies, and managing the reserve funds.
Ensuring adequate strata insurance is in place.
Primary Responsibilities:
Accurately recording the minutes of all council and general meetings.
Managing and maintaining the strata corporation's official records (e.g., contracts, bylaws, engineering reports).
Managing general correspondence and acting as the on-site contact for some contractors.
Preparing and distributing notices and documents for general meetings. (This role is often also responsible for acting as the Privacy Officer).
All members of the strata council who do not hold one of the officer roles listed above are often referred to as Council Members-at-Large. They participate fully in all council discussions and decision-making through their votes. They may also be delegated specific duties, such as heading up a committee (like gardening, social, or maintenance).
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.