Do You Need a Strata Approval for Your Condo Renovation in Metro Vancouver? (2026)

If you own a condo or townhouse in Metro Vancouver, the question every owner asks before a renovation is: does my building's strata council need to approve this? The short answer is: almost certainly yes, for anything beyond painting and changing light fixtures. The longer answer depends on what your building's bylaws say, how the Strata Property Act applies to your specific situation, and whether your renovation affects common property. Reno Stars has navigated strata approval processes across more than a dozen Metro Vancouver buildings, from Richmond to Coquitlam and Surrey to Burnaby. Here is what the process actually looks like in 2026.

When Does a Condo Renovation Need Strata Approval in BC?

Under BC's Strata Property Act (SBC 1998, c. 43), any alteration to a strata lot that affects common property, shared infrastructure, or the exterior of a building requires approval from the strata corporation. Common examples include: removing or adding walls, changing flooring material (especially in wood-frame buildings where sound transmission is a concern), modifying kitchen or bathroom layouts, upgrading electrical or plumbing systems, installing EV charging stations in parking stalls, and any work that requires a city building permit. A renovation that only affects the interior surface of your unit — painting walls, changing flooring within your unit-only boundaries — may not need strata approval if your bylaws allow it. However, because most buildings in Metro Vancouver are wood-frame construction, flooring changes often affect adjacent units through sound transmission, and this frequently requires strata sign-off. Reno Stars always verifies the building's specific bylaws and strata council requirements before beginning any work in a condo or townhouse.

The BC Strata Property Act: What Owners Need to Know in 2026

The Strata Property Act sets the baseline rules for all strata properties in British Columbia. Two provisions are particularly relevant for renovating owners in Metro Vancouver. First, section 71 of the Act requires that a renovation affecting common property or shared infrastructure must be approved by a 3/4 vote of the owners at a general meeting, or by the strata council if the building's bylaws delegate this authority. Second, section 73 gives strata councils the power to set rules about renovations that must be followed as a condition of approval. The critical point in 2026 is that the Act was amended in 2023 to clarify that strata corporations cannot unreasonably withhold approval for alterations that comply with building code and do not materially affect common property. This amendment provides renovating owners with stronger grounds to challenge an unreasonable refusal. Reno Stars knows how to work within these rules and has successfully obtained strata approval for complex projects in buildings with restrictive bylaws.

The Strata Approval Process: Step by Step

The strata approval process for a condo renovation in Metro Vancouver typically follows this sequence. Step one is a pre-application meeting with the strata council or property manager — Reno Stars requests this before any work begins to identify potential issues early. Step two is submitting a formal renovation application with architectural drawings (if required), a scope of work description, contractor insurance certificates, and a damage deposit (typically $500 to $2,000, refundable upon satisfactory completion). Step three is the review period: the strata council has four weeks under the Strata Property Act to respond to a renovation application, and if they do not respond within four weeks, the application is deemed approved. Step four is the vote, if required for significant alterations: for major projects affecting common property, a 2/3 or 3/4 vote of all owners may be required at a general meeting, which adds 4 to 8 weeks to the timeline. Step five is the city building permit application, filed in parallel or after strata approval. In Vancouver, Richmond, Burnaby, Coquitlam, Surrey and other Metro Vancouver municipalities, any structural, electrical, plumbing or fire-safety related work requires a separate building permit from the relevant municipal building department. Reno Stars handles all strata submissions and municipal permit applications as part of every condo renovation project.

How Long Does Strata Approval Take in Metro Vancouver?

The strata approval timeline depends on the type of renovation and your building's governance structure. For cosmetic or minor alterations where the strata council has delegated approval authority to a building manager or strata president, approval can take 1 to 3 weeks from submission. For significant alterations requiring a council vote, the timeline is 4 to 8 weeks for the next council meeting plus the review period. For major projects requiring an owner vote at a general meeting, the timeline extends to 8 to 16 weeks because general meetings must be called with at least 2 weeks notice under the Strata Property Act. The municipal building permit process in Metro Vancouver typically adds an additional 2 to 6 weeks on top of strata approval, depending on the municipality and the complexity of the work. Reno Stars' experience in more than a dozen Metro Vancouver buildings means we can accurately predict approval timelines at the project scoping stage, and we build those timelines into every project schedule from day one.

What to Do If Your Strata Refuses or Delays

If your strata corporation refuses to approve a renovation that complies with BC building code and your building's bylaws, you have options under the Strata Property Act. First, you can request a reconsideration at a full council meeting, presenting additional documentation, engineer reports, or revised plans. Second, if the strata's refusal is unreasonable in the sense defined by the 2023 amendments to the Act, you can apply to the BC Civil Resolution Tribunal for an order that the strata approve your renovation. The CRT is a faster and less expensive path than going to BC Supreme Court, and it has jurisdiction over many strata disputes including renovation approvals. Third, for buildings where the dispute involves a point of bylaw interpretation, a legal opinion from a strata lawyer can sometimes resolve the impasse. Reno Stars has navigated refusals and delays across Metro Vancouver buildings and can advise owners on the best path forward for their specific situation.

Planning a condo or townhouse renovation in Metro Vancouver? Contact Reno Stars for a free consultation. We have successfully managed strata approval processes in buildings across Richmond, Coquitlam, Surrey, Burnaby, and Vancouver.

Frequently Asked Questions

Does every condo renovation in BC need strata approval?

Not every renovation requires strata approval. Painting, changing light fixtures, and installing shelving typically do not. Work that affects common property, shared infrastructure, the exterior of the building, or anything that requires a municipal building permit generally does require strata approval. Flooring changes in wood-frame buildings frequently require approval because of sound transmission concerns affecting adjacent units. Reno Stars verifies the specific requirements with your strata council before starting any work.

What percentage vote is needed for strata approval in BC?

Under BC's Strata Property Act, a 3/4 vote of owners is required for alterations that significantly affect common property or shared infrastructure. Many buildings delegate authority to the strata council for less significant alterations, which only requires council approval (not a full owner vote). The specific threshold for your building depends on its bylaws. Reno Stars identifies the applicable threshold during the project scoping stage and structures the approval application accordingly.

How long does a strata council have to respond to a renovation application in BC?

Under BC's Strata Property Act, a strata council must respond to a renovation application within 4 weeks. If the council does not respond within 4 weeks, the application is deemed approved under the Act. However, this deemed-approval provision does not override more restrictive timelines in your building's specific bylaws, and it does not eliminate the requirement for a municipal building permit where one is required.

Can a strata corporation refuse a renovation application in BC?

Yes, a strata corporation can refuse a renovation application, but under the 2023 amendments to BC's Strata Property Act, refusals must be reasonable. A refusal based on arbitrary or discriminatory grounds — such as the owner's ethnicity or the type of renovation — can be challenged at the BC Civil Resolution Tribunal. If a strata refuses a legitimate renovation request, Reno Stars can help owners document the refusal and assess whether a CRT application is appropriate.

Does strata approval replace the municipal building permit for a condo renovation?

No. Strata approval and the municipal building permit are separate processes. In Metro Vancouver, any structural, electrical, plumbing or fire-safety related work in a condo requires a building permit from the relevant municipality (City of Vancouver, City of Richmond, City of Burnaby, City of Coquitlam, City of Surrey, etc.), regardless of strata approval. Reno Stars handles both applications — strata submission and municipal permit — as part of the standard project process.