AnnoyZneighbour
What is a Strata Council?
Are you convinced your way is the right way, regardless of what anyone else says? Yes? Well then, strata council may be just the right place for you.
A strata council is a group of volunteers. Many are exceptional people who freely give their time (and sometimes expertise). However, most folks attracted to serving on this board are usually those with an agenda and they often use their position to soothe their dysfunctional control issues.
The information in this article is most relevant to strata councils in British Columbia. If you live outside of British Columbia, check the property laws in your area.
Do Strata Council Members Bully the Residents?
Yes! Unfortunately, bullying happens often. Being on the strata board is a thankless job, sucking up personal time. Regardless of the decisions made, the complaints never end.
Furthermore, council members have a front-row seat to the ugliness of humanity. They are witnesses to residents’ disputes, violations of the bylaws, and disrespect for neighbours and common property.
Over time, this can become so frustrating, these volunteers lose faith in humanity. Unpleasant situations arise, repeatedly exacerbating their already dysfunctional control issues. Fining residents can become a way of venting.
Is Strata Council the Boss?
A horrible yet common misconception. Horrible for the residents because no one needs a boss in their own home. And the truth: also horrible for the strata council.
Managing just a few people usually requires a business degree in human resources. The demands of managing many families (depending on the size of the building or complex) are enough to conjure images of straitjackets, padded rooms, and little voices.
No, the strata council is not the boss. Surprised? Don’t be. Stratified homes do not have czars, rulers, or bosses. This relationship is simply unnecessary, nor can its recommendation be found anywhere in British Columbia’s Strata Property Act (SPA).
A police constable takes extensive training in many areas, including human behaviour, investigation, and legal issues. Council members receive no training whatsoever. Be careful! Do not hand them power that they may not be qualified to have. Leadership duties involved in serving on the board are often confused for positions of authority.
“Serving” is the keyword.
As for authority, the council can only act upon something that goes against the bylaws. Even then, they must have a written complaint. The only time they are supposed to have any power at all is during properly convened council meetings.
If you happen to witness something or have a complaint, do not tell a board member. Instead, email the property manager, who is not privy to the building’s politics and can therefore remain unbiased. By law, the property manager must bring forth all correspondence to the strata council. That’s why you pay big bucks to the property management company.
If your building doesn’t have a property manager, at least put your complaint in writing. An email trail is so important because how your complaint will escalate is anybody’s guess.
What Are Strata Council’s Responsibilities?
Board members are intermediaries who represent the building and residents (through elections and votes). They direct the property manager in the matters of the strata corporation. Together they make decisions about:
- The maintenance of the building (also known as the strata corporation).
- Correspondence from owners (as delivered by the property manager).
So, Who Is the Boss?
All the owners are the boss! Through an agreement called “the bylaws” passed in a ¾ vote.
The bylaws. You know, that dry, authoritative literature that causes tension in your chest followed by unbidden notions of rebellion … or at least yawning followed by weighty eyelids.
Honestly it’s not that bad! Just a tiny stack of papers, approximately two millimetres thin, reader friendly, and you can finish them, cover-to-cover, in approximately 15 minutes. Indulge yourself and reap the freedom that comes from knowledge.
From their adoption date, the bylaws are the guidelines that the owners (for the sake of harmony and the welfare of the building) have chosen to follow.
It is the bylaws and the SPA that you must look to for guidance — not individual strata council members (who may have their own biases).
Assuming you own one condo (and your account is in good standing), you have one vote and you own a portion of your building. Therefore you have every right to:
- Use the building’s amenities
- Know how your money is being spent
- Understand the decisions that are being made on your behalf
All the owners are the boss through an agreement called “the bylaws” passed in a ¾ vote.
How Do you Handle a Strata Council Bully?
Every building has one — so it seems. You need to stand up to the bully, yet not the way you think, not the way you would a schoolyard bully.
You know that couple on the fifteenth floor who insists on having loud parties every now and again. Your strata council bully is all over that. Or that guy who lets his dog poop in the common hallway. Yup, the strata council bully is his worst nightmare. Or that car in the garage that’s forever leaking oil onto the concrete. Your strata council bully is sending that owner fines repeatedly.
Don’t rip the silver lining. Make use of these aggressive attributes by letting the bully do his/her job. Until it comes to irrational bullying. Then, armed with full knowledge of your bylaws and the strata property act, finesse the situation.
You say:
“You know how much I appreciate everything you do for our building, but this goes against strata property act section (?), subsection (?). My concern is that it’s against the law. Is it possible to try such-and-such instead?”
Confront the bully compassionately with knowledge. Approach it in a way that allows the bully to save face. Watch him/her back down and go merrily on his/her way to bully that woman living beneath you with the immensely annoying wind-chimes—twelve of them!
You’ll never go wrong with due diligence. Give yourself an edge and place yourself in a superior position by thoroughly reading and understanding both:
- Your strata corporation’s bylaws
- British Columbia’s Strata Property Act (SPA)
Do You Have Individual Questions or Concerns?
Your best bet for help with strata issues is to join the Facebook page entitled, Strata Council: Theft, Bullying & Unauthorized Decisions.
The Facebook page has almost two thousand members, many who are helpful, knowledgeable, and incredible people. To ward off bullying, the page is set to “private” so only members can see the posts.
Click on the link above and answer all four questions. Moderators will add you to the page, and you can get help with your concerns. Thank you and good luck!
– Sylvia Lorianne Leong
This article is accurate and true to the best of the author’s knowledge. Content is for informational or entertainment purposes only and does not substitute for personal counsel or professional advice in business, financial, legal, or technical matters. Copyright 2010.