Understanding Unit Entitlement in BC Strata Properties
If you own or are thinking about buying a condo or townhome in a strata development, you’ve probably seen the term unit entitlement on your strata documents. But what does it actually mean — and why does it matter?
Unit entitlement plays a key role in how strata fees and special levies are calculated. It determines each owner’s share of the common property, assets, and expenses within a strata corporation.
Disclaimer: This content is for general information only and does not constitute financial or legal advice. Always consult a strata lawyer, surveyor, or real estate professional before making decisions related to unit entitlement.
What Is Unit Entitlement?
Every strata lot is assigned a unit entitlement number. This number determines how much of the strata’s common property and expenses belong to that lot — essentially, your percentage of ownership within the building or community.
The higher your unit entitlement, the larger your share of common expenses like maintenance, insurance, and capital repairs. That means larger strata lots usually pay higher strata fees and special levies than smaller ones.
When the strata plan is first filed with the Land Title Office, the developer must include a Schedule of Unit Entitlement — either:
- Form V (for plans filed on or after July 1, 2000), or
- Form 1 (for plans filed before July 1, 2000).
How Unit Entitlement Is Determined
The method used to calculate unit entitlement depends on the type of strata:
Residential strata (e.g., condos or townhomes)
Usually based on habitable area — the total square meters that can be lived in (not including patios, balconies, garages, or storage).
A B.C. land surveyor measures this area.
Developers may use:
- The habitable area in square meters (larger homes = higher entitlement),
- A same number for all units, or
- Another equitable number approved by the Superintendent of Real Estate.
Non-residential strata (e.g., commercial units)
Typically based on total area in square meters, or
A same or equitable number approved by the Superintendent.
Bare land strata (e.g., detached homes in a strata subdivision)
Usually based on the same number for all lots, or
Another approved equitable number.
Mixed-use buildings
Unit entitlement is determined by an equitable number approved by the Superintendent of Real Estate to balance both residential and commercial uses.
Can Unit Entitlement Be Changed?
Yes — but it’s not simple. There are only a few ways to legally change unit entitlement once it’s been registered:
- Land Title Office correction (in case of error):
If a measurement mistake is discovered, the registrar may correct it. - Supreme Court application:
A court can change unit entitlement if it doesn’t match the correct area or habitable area — and the difference is significant (at least 10% or 20 square meters). - Unanimous resolution (for owners increasing habitable area):
If an owner expands their living space by 10% or more (or 20 m²), the strata can update the unit entitlement by:- Passing a unanimous resolution,
- Preparing a new Schedule of Unit Entitlement, and
- Submitting it to the Land Title Office with the proper documentation.
When You Don’t Need to Change Unit Entitlement
Owners can change their unit’s habitable area without updating the Schedule if:
- The change reduces habitable space, or
- The increase is less than 10% or under 20 m²,
provided that strata council approval is obtained beforehand.
Similarly, a strata can choose to calculate strata fees using a different formula — but only with a unanimous vote. Because unanimous votes are rare, most stratas stick with unit entitlement as the standard method.
Why This Matters for Buyers and Owners
Understanding unit entitlement helps you:
- Estimate your monthly costs — fees and levies are often based on it.
- Compare properties fairly — two condos in the same building may pay very different strata fees depending on unit entitlement.
- Assess long-term value — accurate unit entitlement ensures fairness among owners and compliance with the Strata Property Act.
Thinking of Buying or Selling a Strata Property?
Whether you’re looking at a condo or a bare land strata in North or West Vancouver, understanding unit entitlement can help you make a more informed decision.
Our experienced team can help you interpret strata documents, fees, and ownership structure — so you know exactly what you’re buying into.