The Strata Form F: Certificate of Payment is a mandatory legal document in British Columbia required to complete the sale or transfer of a strata property. Its primary function is to certify the financial standing of an individual strata lot with respect to the strata corporation.
It ensures that no outstanding debts owed by the seller to the strata are transferred to the new owner.
The Form F is required by the Land Title Office (LTO) for the registration of a conveyance of title (change of ownership) for a strata lot, as per Section 256 of the Strata Property Act. Without a valid Form F, the transfer of ownership generally cannot be registered.
The Form F certifies one of two things about the specific strata lot:
The owner of the strata lot does not owe money to the strata corporation (i.e., all required payments are current).
The owner does owe money, but satisfactory arrangements have been made to deal with the debt (e.g., the money has been paid in trust to the strata or the seller's lawyer/notary has provided a binding undertaking to pay the debt from the sale proceeds).
The Form F specifically deals with money owed to the strata corporation, which typically includes:
Strata fees and interest on those fees.
Special levies (approved but unpaid portions).
Fines for bylaw violations.
The strata lot's share of a court judgment against the strata corporation.
Costs incurred by the strata for remedying a contravention of a bylaw or rule.
The Form F is one of the final pieces of documentation requested just before the completion of a strata property sale.
Step / Description / Details & Requirements
1. Request
The form is requested by the owner, purchaser, or a person authorized by them (typically the lawyer or notary public handling the conveyancing).
The request is sent to the strata corporation or its strata property manager.
2. Fee Payment
The prescribed fee must be paid to the strata corporation or manager.
The maximum base fee for a Form F is $15. Rush fees may be charged if the form is requested with less than 7 days' notice.
3. Preparation and Review
The strata manager or council reviews the financial ledger for the specific strata lot to confirm the current balance of all applicable fees, levies, and fines.
The information must be accurate as of the date of signing.
4. Payment/Undertaking
If money is owed: The seller (through their lawyer/notary) must resolve the debt. This usually involves the seller's lawyer providing a written undertaking (a guarantee) that they will deduct the outstanding amount from the sale proceeds and remit it directly to the strata corporation upon completion.
If no money is owed: The strata council or manager proceeds directly to signing the Form F.
5. Issuance and Delivery
Once satisfied that the strata's financial interest is protected, the Form F is signed by two council members (or one if the council is only one member) or the authorized strata manager.
The strata corporation is legally required to provide the signed Form F within 7 days of the request and fee payment.
6. Submission to LTO
The purchaser's lawyer or notary submits the signed Form F (or a Declaration confirming its possession) to the Land Title Office along with the other legal documents necessary to transfer the property title.
The Form F is valid for 60 days from the date it is issued.
The issuance of the Form F confirms that the new owner is taking title to a lot that is financially clear of the previous owner's debts to the strata corporation.