What Is a Sectioned Strata in BC?
Key Takeaways
- A sectioned strata is a strata corporation that has been divided into separate sections, each responsible for managing matters that affect only that group of owners.
- Sections are common in larger or mixed-use developments, such as communities with condos, townhomes, or commercial units.
- Each section may have its own budget, bylaws, executive, meetings, and contingency reserve fund, while remaining part of the overall strata corporation.
- Owners may pay for both shared strata expenses and section-specific costs, helping ensure expenses are allocated fairly.
- Buying into a sectioned strata isn't necessarily more expensive, but it does mean you'll want to review both the main strata documents and any section-specific records before purchasing.
- If you're buying a strata property in North or West Vancouver, understanding whether it's part of a sectioned strata can help you better evaluate future costs, maintenance responsibilities, and how decisions are made.
If you're buying a condo, townhouse, or mixed-use property in North or West Vancouver, you may come across the term sectioned strata when reviewing strata documents. While it's not something every buyer encounters, understanding how a sectioned strata works can help you avoid surprises after you move in.
Here's what you need to know.
What Is a Sectioned Strata?
A sectioned strata is a strata corporation that has been legally divided into separate groups, called sections. Each section operates somewhat like a mini strata corporation for issues that only affect that particular group of owners, while still remaining part of the overall strata corporation. This structure is permitted under BC's Strata Property Act.
For example, a development might include:
- Apartment condominiums
- Townhomes
- Commercial units
Each of these groups has different maintenance needs and expenses. Rather than having every owner vote on every issue, the strata may establish separate sections.
Why Do Developers Create Sections?
Sections exist because different types of properties within the same development often have different interests and costs.
A few common examples include:
- A mixed-use building with residential condos above retail stores.
- A development containing both apartment buildings and townhomes.
- A large master-planned community with multiple residential neighbourhoods.
Instead of asking condo owners to pay for townhouse landscaping—or asking townhouse owners to fund elevator repairs in the condo building—each section can be responsible for expenses that relate only to its own properties.
This often results in a fairer allocation of costs while allowing each section to make decisions about matters affecting only its members.
How Does a Sectioned Strata Operate?
Think of the governance as having two levels.
The Overall Strata Corporation
The main strata corporation continues to oversee matters affecting everyone, including:
- Building insurance (where applicable)
- Shared amenities
- Overall budgets
- Common property used by all owners
- Strata bylaws that apply to the entire community
Individual Sections
Each section typically has its own:
- Section executive (similar to a strata council)
- Operating budget
- Contingency reserve fund
- Annual General Meeting
- Bylaws and rules for matters affecting only that section
- Ability to collect section-specific strata fees or special levies when required
In other words, owners may participate in both the overall strata corporation and their individual section.
Does a Sectioned Strata Mean You Pay Two Strata Fees?
Not necessarily.
Most owners receive a single monthly strata payment, but that payment may include:
- Contributions to the overall strata corporation
- Contributions toward the operating expenses of their specific section
The exact breakdown depends on how the strata corporation has been structured.
Similarly, you may see both:
- Building-wide special levies
- Section-only special levies
For example, townhouse owners might vote to replace fencing within their section without condo owners contributing to those costs.
What Are the Benefits of a Sectioned Strata?
Many buyers see several advantages.
Fairer Cost Sharing
Owners generally pay for expenses that relate to their portion of the development rather than subsidizing completely different property types.
Better Representation
Owners elect representatives from their own section who better understand the unique needs of that part of the community.
More Efficient Decision-Making
Routine maintenance and budgeting for one section can often proceed without requiring approval from every owner in the entire strata corporation.
Are There Any Downsides?
Like any governance structure, sectioned stratas can add some complexity.
Potential disadvantages include:
- More meetings and governance.
- Additional budgets to review.
- Separate bylaws that apply only to your section.
- More documents to review during the purchase process.
For buyers, this simply means it's even more important to carefully review the strata documents before removing subjects.
Are Sectioned Stratas Common in North and West Vancouver?
They're less common than standard strata corporations but do appear in larger or more complex developments.
You may encounter sectioned stratas in:
- Mixed-use developments
- Large townhouse communities
- Master-planned communities
- Developments containing multiple building types
Many smaller condo buildings throughout North Vancouver and West Vancouver are not sectioned.
How Can You Tell if a Property Is Part of a Sectioned Strata?
When reviewing documents during a purchase, look for references to:
- Section bylaws
- Section executive
- Section budgets
- Section AGM minutes
- Section financial statements
- Section contingency reserve fund
These documents are often included alongside the main strata records.
If you're unsure, your REALTOR® or lawyer can help determine whether the property belongs to a section and explain how that may affect ownership.
Frequently Asked Questions
Is a sectioned strata the same as a regular strata?
No. A regular strata has one strata corporation governing all owners. A sectioned strata has additional sections that govern matters affecting only specific groups of owners.
Can each section have different bylaws?
Yes. A section may adopt bylaws and rules that apply only to matters within that section, while the overall strata corporation continues to enforce bylaws that apply to everyone.
Do sections have their own budgets?
Yes. A section can prepare its own operating budget, establish its own contingency reserve fund, and approve expenses that affect only that section.
Does buying into a sectioned strata increase my costs?
Not necessarily. In many cases, sections simply ensure owners pay a fair share of expenses related to their part of the development rather than subsidizing unrelated costs elsewhere in the strata.
The Bottom Line
A sectioned strata isn't something to fear—it's simply a way of organizing larger or more complex developments.
For buyers in North Vancouver and West Vancouver, the most important step is understanding which responsibilities belong to the overall strata corporation and which belong to your section. Reviewing the strata documents carefully can help you understand future costs, voting rights, maintenance responsibilities, and how decisions are made.
If you're considering purchasing a strata property on the North Shore, I'd be happy to help you review the documents and explain how the strata is structured before you make an offer.