Changes to Strata Rules in Vancouver and Greater Vancouver

Recent changes to strata rules in BC are reshaping how I advise clients buying and selling Vancouver condos and other strata properties across Greater Vancouver. These updates affect rentals, age restrictions, electronic meetings, and tenancy enforcement, and they have real impact on investors, end-users, and luxury real estate owners in areas like West Vancouver, North Vancouver, and core Vancouver neighbourhoods.

On November 21, 2022, the provincial government brought Bill 44 into effect. It amended key bylaws that apply to every strata in British Columbia. If you own or plan to buy a strata property in Vancouver, these changes now apply to your building, regardless of size, age, or location.

As always, laws and taxes can change, so please confirm details with a lawyer, accountant, or other licensed professional.

No More Rental Restrictions in Strata Buildings

The most dramatic shift is around rentals.

Under the new rules:

• Strata corporations in BC can no longer ban rentals in their buildings.
• Developers no longer have to issue Rental Disclosure Statements.
• Strata corporations do not keep or manage Rental Disclosure Statement records.
• Strata councils cannot screen tenants, set tenant criteria, approve tenants, or demand that certain terms be written into tenancy agreements for long-term rentals.

In simple terms, a strata can still enforce bylaws related to noise, damage, and behaviour, but it cannot stop an owner from renting out a unit on a typical residential lease.

For Vancouver real estate, this matters a lot. Many older Vancouver condos in established Vancouver neighbourhoods were once “no rentals” buildings. That limitation has now been removed.

What This Means For Buyers

If I am helping you search Vancouver homes for sale that include condos or townhomes, you no longer have to rule out buildings simply because you may want to rent in the future.

You now have:

• More choice in previously restricted buildings.
• Better flexibility if your plans change and you decide to move and rent the home instead.
• Broader options if you are looking at Vancouver condos as part investment, part personal use.

This is especially meaningful in high-demand areas like downtown Vancouver, Kitsilano, Mount Pleasant, Coal Harbour, Yaletown, West Vancouver, and North Vancouver, where older “owner-occupied only” buildings were common.

What This Means For Sellers

If you already own in a strata that used to ban rentals, your buyer pool can widen.

Investors who were previously shut out from certain buildings may now show strong interest. End-users who want a backup plan for renting in the future may also favour your property. This can be especially helpful in buildings with large suites or premium views that appeal to both residents and investors.

In a market where bidding wars can still happen for rare or well-positioned properties, having more qualified buyers able to consider your unit can support stronger outcomes.

Upside And Downside Of The New Rental Rules

Like most policy changes, there are benefits and trade-offs.

The Upside

• More long-term rental options in Greater Vancouver strata buildings.
• More flexibility for owners who may relocate, upgrade, or invest in a second property.
• Increased appeal for investors who want to own in established, well-run stratas that used to be closed to rentals.

This can be helpful across many Vancouver neighbourhoods, from core downtown condo towers to low-rise buildings in Fairview, Commercial Drive, or the North Shore.

The Downside

Some owners prefer buildings where most units are owner-occupied. A building that shifts from mainly resident owners to more renters can feel different, especially in smaller complexes.

Another concern is that strata councils no longer play any role in tenant screening. That responsibility now sits fully with each owner. If an owner is not familiar with proper screening, they may take on more risk than they realize.

This is one reason I often encourage clients who plan to rent to use a clear process, strong paperwork, and, when needed, professional property management.

New Rules For Age Restrictions

Bill 44 also tightened age-related bylaws.

Now:

• Strata corporations can only impose age restrictions for 55-plus communities.
• Buildings can no longer enforce other common age rules, such as 19-plus or 45-plus.
• Caregivers living with and assisting a resident who is 55-plus and dependent on care are exempt from the age restriction.

Before this change, many Vancouver condos and townhomes used 19-plus or 45-plus restrictions to shape the building profile. Those rules no longer apply, unless the building is designated 55-plus under the current framework.

For buyers, this opens more doors if you have children or plan to start a family. For sellers in previously age-restricted buildings, your pool of buyers may expand, which can affect demand and pricing over time.

Electronic Strata Meetings

Another part of the update covers how meetings are held.

All strata corporations in BC can now hold annual general meetings and special general meetings by phone or electronic means without passing a special bylaw.

Key points include:

• The technology used must let the chair confirm who is attending and whether they are eligible voters.
• Stratas do not have to issue physical voting cards for owners attending electronically.
• Eligible voters joining online or by phone do not have to vote by secret ballot, unless the group decides otherwise.

This reflects how many Greater Vancouver stratas were already operating during and after the pandemic. For owners who travel often or split time between homes, including those who own luxury real estate in West Vancouver or downtown Vancouver, this can make participation easier and more consistent.

Pet Bylaws Clarified

The legislation also adjusted the wording around pet limits. The change is mainly about clarity, not a full rewrite of the rules.

Stratas can still set reasonable pet bylaws, such as limits on the number of animals or size of pets. If you are buying in a building and have pets, I always recommend reading the current bylaws carefully before making an offer, especially in boutique buildings where rules may be stricter.

Short-Term Rentals (Airbnb, VRBO)

Even with rental restrictions lifted for long-term tenants, stratas still have the right to reduce or ban short-term rentals, such as Airbnb and VRBO.

This means:

• A strata can allow long-term rentals while restricting nightly or weekly rentals.
• You must review the bylaws and city regulations if your plan includes short-term stays.

In many Vancouver neighbourhoods, short-term rentals are tightly controlled at both the city and strata level. This is especially true in downtown and tourist-heavy areas.

Strata Enforcement And Tenancies

Policy guidelines from the Residential Tenancy Branch now recognize that a strata corporation can, in certain situations, issue a notice to end a tenancy and apply to the Residential Tenancy Branch to resolve disputes, acting in place of the landlord.

This gives stratas another tool when dealing with serious bylaw breaches tied to tenants, such as repeated noise, damage, or safety issues.

If you own a rental condo, this makes it even more important to understand both the Strata Property Act and the Residential Tenancy Act, or to seek professional advice when issues arise.

How This Fits Into The Vancouver Market

These changes sit on top of an already complex Vancouver real estate environment that includes:

• Ongoing pressure on housing supply in key Vancouver neighbourhoods.
• Competitive offers and, at times, bidding wars on rare or well-located properties.
• Important costs such as property transfer tax (BC), which varies by price and can be higher for luxury real estate.
• The rescission period for residential purchases in BC, which gives buyers a short cooling-off window, along with a fee if they cancel.

When I prepare a market update for clients, I now factor in how these strata changes may affect investor demand, rental stock, building preferences, and resale value in specific areas of Greater Vancouver.

A concrete example is older, well-built, concrete buildings in central locations that used to ban rentals. These can now appeal to a mix of buyers and long-term investors, which may shift pricing over time.

What To Do Next As A Buyer Or Seller

If you are planning to buy:

• Clarify whether you may want to rent the unit in the future.
• Review strata bylaws for pets, short-term rentals, and building rules.
• Understand your costs, including property transfer tax (BC) and closing adjustments.
• Factor in the rescission period and how it affects your offer strategy, especially in multiple-offer situations.

If you are planning to sell:

• Consider how the end of rental restrictions affects demand for your unit.
• Review your building profile, including age rules, pet policies, and rental history.
• Position your home clearly on MLS and across marketing to reach both end-users and investors where it makes sense.

As a hands-on Realtor Vancouver clients rely on, I focus on clear information, strong representation, and disciplined negotiation, especially in complex strata situations.

If you own or are considering a strata property in Vancouver, North Vancouver, West Vancouver, or across Greater Vancouver and want to understand how these rule changes affect your plans, I invite you to reach out. You can book a call or request a confidential market evaluation, and I will walk you through your options step by step.