The short answer: in a BC condo you need written strata approval before altering anything structural, anything on the outside of the building, windows and doors on the exterior, and the parts of your unit the strata insures, which usually includes plumbing and fixtures. Your own building’s bylaws often add more, especially for flooring, plumbing and working hours. Get the approval in writing before booking a start date.
What the standard bylaws say
Under the Strata Property Act, the standard bylaws require an owner to get written approval from the strata corporation before altering a strata lot where the work involves:
- the structure of the building,
- the exterior of the building,
- chimneys, stairs, balconies or other things attached to the exterior,
- exterior doors, windows or skylights, or ones that face common property,
- fences or railings around a patio, balcony or yard,
- common property inside the boundaries of your unit, and
- the parts of the unit the strata corporation must insure.
The strata can make approval conditional on you taking responsibility, in writing, for the cost of the alteration and any future expenses it causes. Many buildings have replaced the standard bylaws with their own, so read your building’s current bylaws and rules, not a general guide.
The bylaws that catch owners out
- Flooring: many buildings require an acoustic underlay with a minimum sound rating before hard flooring can replace carpet. Neighbours below will complain if it is skipped, and the strata can order it taken up.
- Plumbing: moving a toilet, sink or shower drain, or touching the building’s water shut-offs, usually needs approval and a licensed plumber. Water leaks are the most expensive claims in strata buildings.
- Walls: some interior walls are structural or carry fire separations. You can’t tell by looking.
- Working hours and noise: most buildings restrict noisy work to weekday daytime hours.
- Elevators and loading: booking the elevator, padding it, and using the loading bay, often with a deposit.
- Insurance and licensing: stratas commonly ask for the contractor’s liability insurance certificate and business licence before work begins.
- Garbage: construction waste cannot go in the building’s bins.
How to get approval without delays
- Get the current bylaws and rules from your strata manager.
- Write a short scope: what changes, which rooms, whether plumbing, electrical or walls move, flooring type and underlay.
- Attach drawings or product sheets, and the contractor’s insurance and licence.
- Submit it in writing and wait for written approval. Councils often meet monthly, so allow time.
- Book the elevator and tell your neighbours the dates.
City permits still apply
Strata approval and a City permit are separate. Moving plumbing or electrical, or changing walls, may also need a building permit from the municipality. Our Burnaby permit guide explains when you need one.
Condo renovation ideas that work within the rules
- Refacing or replacing kitchen cabinets on the existing layout. See kitchen renovation ideas.
- A walk-in shower in place of a tub, keeping the drain where it is. See small bathroom renovation ideas.
- Lighting, built-in storage and new flooring with the right underlay.
Planning a condo renovation?
Naimi Contracting renovates condos and apartments in Burnaby and across Metro Vancouver, and prepares the scope and paperwork your strata will ask for. Ask for a free, written estimate.
Source: Strata Property Act standard bylaws (bylaw 5, approval before altering a strata lot). Your building’s registered bylaws may differ; they are the ones that apply.