BC Strata AGM Notice & Quorum Requirements

Every BC strata corporation runs on an annual cycle, and the annual general meeting is the hinge it turns on. Get the notice or the quorum wrong and the decisions made at the meeting — including the budget — can be challenged. Here is what the Strata Property Act actually requires, and where the answer depends on your own registered bylaws.

When must the AGM be held?

Under s.40 of the Strata Property Act, a strata corporation must hold annual general meetings, and the AGM must be held no later than 2 months after the strata corporation's fiscal year end.

There is one narrow escape hatch. Under s.41, no AGM is needed if, before the last date the meeting must be held, all eligible voters waive the meeting in writing and consent in writing to resolutions approving the budget, electing a council by acclamation, and dealing with any other business. Where two or more people share one vote for a strata lot, all of them must consent. In practice this only works in very small stratas with complete agreement.

How much notice is required?

Section 45 requires at least 2 weeks' written notice of an annual or special general meeting. If a winding-up resolution will be considered, the minimum is 4 weeks, and the right to notice of that meeting cannot be waived.

Notice goes to:

• every owner, whether or not notice also goes to a mortgagee or tenant;
• every mortgagee who has filed a Mortgagee's Request for Notification under s.60;
• every tenant who has been assigned the landlord's right to vote under s.147 or s.148, where the strata has received notice of the assignment.

The 4-day trap most councils miss

How you deliver notice changes the calendar. Under s.61, notice that is mailed, faxed, emailed, put under the door, put in a mailbox, or left with an adult occupant is conclusively deemed to have been given 4 days after it is sent. Only notice left with the person counts on the day.

So an emailed AGM package needs to go out roughly 18 days before the meeting to clear the 2-week minimum, and the count excludes the notice day itself. Build in a buffer rather than shaving the deadline.

What must the notice package contain?

Section 45 sets the content:

• a description of the matters to be voted on, including the proposed wording of any resolution requiring a 3/4 vote, 80% vote or unanimous vote;
• the date, time and, if applicable, place of the meeting;
• if electronic attendance is permitted, instructions for attending by electronic means;
• for an AGM, the budget and financial statement referred to in s.103.

The council determines the agenda under s.46 — but persons holding at least 20% of the strata corporation's votes may, by written demand, propose a resolution or raise a matter, and it must be included in the notice for the next general meeting and on that meeting's agenda.

A vote may proceed despite a lack of notice only if all persons entitled to notice waive their right in writing (s.45(5)).

Q&A: Strata quorum in BC

What is quorum for a BC strata AGM?

Under s.48, and subject to the bylaws, quorum is eligible voters holding 1/3 of the strata corporation's votes, present in person or by proxy — or 2/3 of the votes if there are fewer than 4 strata lots or fewer than 4 owners. Your registered bylaws may set a different quorum, so check them before relying on the default.

What happens if quorum isn't reached?

Unless the bylaws say otherwise, if quorum is not present within 1/2 hour of the appointed time, the meeting stands adjourned to the same day in the next week, at the same time and place. If quorum is still absent within 1/2 hour on that adjourned date, the eligible voters present in person or by proxy constitute a quorum and business can proceed.

Can business be conducted without quorum?

No — s.48(1) says business must not be conducted at an annual or special general meeting unless a quorum is present.

Do electronic attendees count toward quorum?

Yes. Under s.49, a person attending by telephone or other electronic means is deemed to be present in person, provided the notice included instructions for electronic attendance, the platform lets all attendees communicate with each other, and the chair can identify eligible voters. Since November 24, 2022, all BC strata corporations may hold electronic or hybrid general meetings and accept electronic votes without passing a bylaw. See our guide to electronic voting at BC strata meetings for the mechanics.

Who may attend?

Under Standard Bylaw 26, tenants and occupants may attend general meetings whether or not they can vote; non-voters may join the discussion only if the chair permits, and must leave if a majority vote at the meeting requires it. If your strata has amended or replaced the Standard Bylaws, your own bylaw governs.

Practical points for self-managed councils

• Count backwards from the meeting date, then add the 4 deemed-receipt days for anything not hand-delivered.
• Publish exact resolution wording for every 3/4, 80% or unanimous vote. Paraphrases invite challenge.
• Keep the waivers and consents — records under ss.41, 44 and 45 must be retained for at least 6 years.
• Newly built stratas: bylaw amendments before the second AGM face special rules under s.127, including a unanimous vote for all-residential and bare land strata plans. In phased plans, Regulation s.13.5 requires 2 additional council members from the new phase.

Self-management is entirely permitted — there is no requirement to hire a property manager — and tools like ManageStrata help councils track notice dates, distribution records and voting. If you are trying to interpret an older set of registered bylaws, SearchStrata offers AI analysis of strata documents. If you would rather delegate, see how to choose a strata management company in BC. After the meeting, our guide on how to prepare AGM minutes in BC covers the write-up.

This article is general information about BC strata law, not legal advice; verify against the current Strata Property Act and Regulation or consult a BC strata lawyer.