Strata management in Victoria
Two in three Victoria stratas have four lots or fewer, and for the rest, the first depreciation report is already overdue if they don't have one.
Free for stratas of 4 lots or fewer, with no time limit.
In short
A strata in Victoria doesn’t need a management company. The Strata Property Act lets the owners’ elected council run it. Of the city’s 1,118 stratas, 737 have four lots or fewer and 381 have five or more. The five-or-more group needs a depreciation report; every strata, whatever its size, holds an AGM, passes a budget and keeps its records.
Victoria stratas by size
| Size | Stratas | Share |
|---|---|---|
| 1 to 4 lots | 737 | 66% |
| 5 to 10 lots | 152 | 14% |
| 11 to 30 lots | 149 | 13% |
| 31 to 100 lots | 69 | 6% |
| More than 100 lots | 11 | 1% |
| All Victoria stratas | 1,118 |
Running a strata in Victoria
The typical Victoria strata has 3 lots, and most of the city's strata plans predate electronic filing. 949 of its 1,118 strata plans are in the older VIS series; only 169 are EPS plans, the series for newer, electronically filed plans.
Victoria is in the Capital Regional District, one of the three regions that went first: a strata of five or more lots had to have its first depreciation report in place by July 1, 2026. 381 Victoria stratas are in that group. If yours doesn't have one yet, commissioning it is the council's first job, and in an older building the report is also the clearest picture of what the coming decades of repairs will cost. ManageStrata tracks the report and its five-year renewal for the council.
Across Greater Victoria, counting Saanich, Langford, Esquimalt, Colwood, Oak Bay, Sidney, View Royal, Sooke and Central Saanich with the city, the registry records 4,348 stratas. 1,385 of them have between 5 and 100 lots, more than the whole Okanagan.
What the Act asks of a Victoria strata
- Every strata holds an annual general meeting, has its owners approve a budget, keeps a contingency reserve fund and keeps minutes of its meetings.
- Four lots or fewer: no depreciation report is required. The rest of the Act still applies.
- Five lots or more: A strata of five or more lots must obtain a depreciation report and renew it every five years. In Victoria, as across the Capital Regional District, the first one was due by July 1, 2026.
The same rules apply in Saanich, Oak Bay, Esquimalt, Langford and the rest of the Capital Regional District.
What it costs
Management companies in BC typically charge $25 to $60 a lot each month. For a 14-lot strata, the typical size in Victoria once you pass four lots, that is $350 to $840 a month.
ManageStrata is free for a strata of 4 lots or fewer. A 14-lot strata pays $55.44 a month. It tells your council what’s due before the date, keeps the operating fund and contingency reserve apart, and runs the AGM from notice to minutes. If you keep a manager, ManageStrata works alongside them. See pricing for every size.
Find your strata
Every Victoria strata in the registry is listed in the directory, with its lot count and what the Act asks of a strata that size. Open yours to set it up with the lots already filled in.