Living in a strata-owned building raises specific questions for tenants about fairness and legal protection. If you rent in British Columbia, you may wonder whether a strata corporation can refuse access to services, impose rules, or discriminate against tenants because of disability, family status, race, or other protected characteristics. This article explains what the Residential Tenancy Act and strata rules allow, what counts as unlawful discrimination under BC human rights law, and where to go for help. It focuses on practical steps tenants can take—documentation, filing complaints with the Civil Resolution Tribunal or BC Human Rights Tribunal, and seeking reasonable accommodations—so you can protect your rights while staying informed and prepared.
Who is a strata corporation and how does it affect tenants?
A strata corporation governs common property and enforces bylaws in a strata building, but it does not replace a landlord. Tenants are primarily covered by the Residential Tenancy Act for tenancy matters and by the strata bylaws when using common areas. If a strata council acts in a way that targets a tenant for a protected ground, that conduct can amount to unlawful discrimination under BC human rights law. For provincial tenancy information and rules, see the official Residential Tenancy Branch resources [1].
What kinds of behaviour may be discriminatory?
- Refusing a tenant access to common facilities like parking, laundry, or the gym because of a protected characteristic.
- Banning or singling out tenants from shared spaces because of race, religion, family status or other protected grounds.
- Charging different fees, deposits, or fines to tenants based on protected characteristics.
- Refusing reasonable accommodation requests, such as for a service animal or accessible parking, without proper consideration.
What tenants can do right away
When you believe a strata corporation has discriminated against you, act promptly and follow clear steps so your concerns are documented and your options stay open:
- Document the incident: keep photos, screenshots of messages, dates, times and names of witnesses.
- Raise the issue in writing with the strata council or property manager and keep a dated copy for your records.
- Contact your landlord to confirm whether the action is driven by the landlord or the strata council and request their assistance.
- If the matter isn’t resolved, consider filing for dispute resolution with the Civil Resolution Tribunal, or a tenancy application with the Residential Tenancy Branch depending on the issue [2].
Official forms and when to use them
Knowing which official form to use helps you take the right next step:
- Residential Tenancy Branch: "Application for dispute resolution" (RTB dispute application). Use this when your issue concerns a landlord–tenant problem such as illegal rent increases, repair obligations, or eviction notices. Example: you were served an eviction notice after a strata decision — file an application to challenge the notice and request a hearing [1].
- Civil Resolution Tribunal: strata dispute application (CRT online application). Use this for disputes involving strata bylaws, council decisions, or access to common property. Example: the strata council denies a reasonable accommodation request and you need the CRT to review the strata’s decision [2].
- BC Human Rights Tribunal complaint form. Use this to file a human rights complaint when discrimination is based on a protected ground (e.g., disability, race, family status). Example: if a tenant is refused a service animal despite medical documentation, file a complaint with the Human Rights Tribunal [3].
How strata rules interact with tenancy rights
Strata bylaws can set reasonable rules for common areas, pets, noise and parking, but they cannot override provincial law or human rights protections. If a bylaw has a discriminatory effect, tenants can challenge it through the Civil Resolution Tribunal or a human rights complaint. For practical guidance on broader tenant issues and how to handle disputes, see Common Issues Tenants Face and How to Resolve Them and provincial summary guides such as Tenant Rights and Landlord Rights in British Columbia.
FAQ
- Can a strata corporation evict a tenant?
- Only a landlord can serve a valid eviction under the Residential Tenancy Act; a strata corporation cannot directly evict a tenant, but the strata may pressure a landlord or take actions that lead to a tenancy dispute.
- Can strata ban pets or service animals?
- Strata bylaws may restrict pets, but they must allow reasonable accommodations for service animals or supports required for a protected ground; refusal may be discriminatory.
- What should I do if my accommodation request is denied?
- Document the denial, ask for the decision in writing, seek help from your landlord, and consider filing with the Civil Resolution Tribunal or a human rights complaint depending on the circumstances.
How-To
- Document the incident: collect photos, messages and witness names.
- Put the complaint in writing to the strata council or manager and keep a dated copy.
- If unresolved, apply to the Civil Resolution Tribunal or the Residential Tenancy Branch for dispute resolution.
- Consider a human rights complaint if the conduct is based on a protected ground and seek legal advice if needed.
Help and Support / Resources
- Residential Tenancy Branch - Renting and tenancy information
- Civil Resolution Tribunal - strata and small claims resolution
- BC Human Rights Tribunal - filing a human rights complaint
