Strata vs Landlord: Repair Disputes in BC Rentals

Strata buildings can create confusion for tenants when repairs are needed: responsibility may fall on the strata corporation, the landlord, or sometimes both. This guide explains how repair responsibilities typically work in British Columbia and gives clear, practical steps tenants can take to request fixes, document problems, and escalate matters to the Residential Tenancy Branch if necessary.^[1] It also explains how the Strata Property Act and strata council rules can affect common-area repairs and timing, and when landlords remain legally responsible for unit habitability.^[2] You will get tenant-friendly sample wording for written requests, what to include as evidence, and how to prepare an application for dispute resolution with photos, receipts and dates to support your case.^[3]

Who pays for repairs in strata buildings?

In British Columbia the split between strata and landlord responsibility usually follows what is on the strata plan and in the lease. Strata corporations are typically responsible for common areas, building envelope, roofs, and shared systems, while landlords are responsible for keeping the rental unit in a state of repair that meets the Residential Tenancy Act and the tenancy agreement. If a repair affects both common property and your unit, both parties may need to cooperate. If you rent in a unit within a strata, read the lease carefully and notify both the landlord and the strata council in writing.

Practical steps tenants should take

1. Write a clear repair request to your landlord and the strata council (if applicable) that states the problem, location, and requested action.
2. Document the issue with photos, videos, dates and a short log of when you first noticed the problem and any follow-up contacts.
3. Set a reasonable deadline for the repair in your written request and keep copies of delivery or email timestamps.
4. When the problem is urgent (e.g., no heat, flooding, or hazards) make the urgency clear and follow emergency procedures in your lease or strata bylaws.
5. If the landlord or strata does not respond, prepare to apply for dispute resolution with the Residential Tenancy Branch and include your evidence pack.

When to apply for dispute resolution

Apply for dispute resolution when you have given the landlord and (if relevant) the strata a clear written request, allowed a reasonable time for action, and still have unresolved habitability or repair issues. The Residential Tenancy Branch handles many repair disputes and can issue orders that require repairs, compensation or rent reductions. You can find procedural details and how to submit an application on the Branch website.^[1]

FAQ

Who is responsible for fixing a leaking balcony in a strata rental?

Responsibility depends: strata usually fixes common areas such as balconies shown on the strata plan; landlords must keep the rental unit habitable and may be responsible if the leak affects the unit. Notify both strata and landlord in writing and keep copies.

What official form should I use to start a dispute in BC?

Use the Residential Tenancy Branch application for dispute resolution and follow the Branch instructions for repair disputes; include photos, logs, and copies of written requests in your submission.^[1]

How long will a dispute take?

Timelines vary by caseload and complexity. The Branch sets hearing dates and issues decisions; acting promptly and providing organized evidence reduces delays.

How-To

1. Notify both your landlord and the strata council (if applicable) in writing with a clear description and a requested repair date.
2. Gather evidence: take dated photos, save messages, and keep receipts for any emergency repairs you pay for.
3. Set a reasonable deadline for the repair and state it in your written request so your timeline is clear.
4. File an application for dispute resolution with the Residential Tenancy Branch if the issue is not fixed within your deadline and include your evidence pack.^[1]
5. Attend the hearing (in person or virtually), present your records, and follow the Branch or tribunal order once issued.

Key Takeaways

• Strata usually fixes common property while landlords must maintain unit habitability.
• Document everything: photos, dates, and written requests strengthen your case.
• If informal requests fail, apply to the Residential Tenancy Branch for dispute resolution.

Help and Support / Resources

• Residential Tenancy Branch (BC government)
• Residential Tenancy Act (BC)
• Strata Property and strata living (BC government)

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1. [1] Residential Tenancy Branch (BC government)
2. [2] Residential Tenancy Act (BC)
3. [3] Strata Property and strata living (BC government)

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Additional internal resources: Routine Repairs in Rental Units: Tenant and Landlord Responsibilities and Tenant Rights and Landlord Rights in British Columbia.