Quick links
- BC Strata Housing: Form B: Information Certificate
- Strata Property Act: s. 59
- Strata Property Regulation: Form B: Information Certificate
What is a Form B?
If you’ve ever bought or sold a strata lot, you’ve probably heard of a Form B. In Strata Property Act (SPA) s. 59 its formal name is an Information Certificate. This form discloses a variety of important information about a strata lot such as the monthly strata fees, any amount that the owner of the strata lot owes to the strata corporation, whether a parking stall or locker is assigned or available to the lot owner, whether there is a special levy, the amount in the contingency reserve fund (CRF) and much more.
Typically, this form is requested by a listing realtor or when someone is considering buying a strata lot, but any owner in the strata can request a Form B at any time. For example their bank might ask for a Form B when they renew their mortgage.
The Form B is a prescribed form. This means that under the law it cannot be changed. Always ensure that you are using current version of the form from the Strata Property Regulation.
What documents must be attached to a Form B?
SPA s. 59 requires the strata to attach the following documents to a Form B Information Certificate:
- A summary of the strata corporation’s insurance coverage
- Electrical planning reports (if any)
- Rules of the strata corporation (if any)
- The current budget
- The most recent depreciation report (if any)
If applicable, additional attachments are required including copies of any:
- Agreements under which the owner of the strata lot takes responsibility for expenses relating to alterations to the strata lot or the common property (indemnity or assumption of liability agreements)
- Amendments to the bylaws that are not yet filed in the land title office
- Resolutions passed by a 3/4 vote or unanimous vote that are required to be filed in the land title office but that have not yet been filed in the land title office
- Winding-up resolutions that have been passed (to cancel the strata plan)
- Notices given for any resolutions, requiring a 3/4 vote, 80% vote or unanimous vote or dealing with an amendment to the bylaws, that have not yet been voted on (notice of an AGM or SGM has been given but the meeting hasn’t been held yet)
- Notices or work orders been received by the strata corporation that remain outstanding for the strata lot, the common property or the common assets
- Details if the strata corporation is a party to any court proceeding, arbitration or tribunal proceeding to, and any judgments or orders against the strata corporation. Example:
Current Legal Proceedings:
Strata Plan VIS1234 vs. McDonald, ST-2024-005674 (BC Civil Resolution Tribunal)
Previous Judgments or Orders against Strata Corporation:
Patterson vs. The Owners, Strata Plan VIS1234, 2015 BCSC 1752 (BC Supreme Court)
Nguyen vs. The Owners, Strata Plan VIS1234, 2020 BCHRT 291 (BC Human Rights Tribunal)
What does amount owing to the strata mean?
The Form B has a space to enter “any amount owing to the strata corporation by the owner of the strata lot described above (other than an amount paid into court, or to the strata corporation in trust under section 114 of the Strata Property Act).”
For the purposes of this form, “amounts owing may include:
- Strata fees
- A special levy
- A reimbursement of the cost of work referred to in SPA s. 85
- The strata lot’s share of a judgment against the strata corporation
- Fines and the costs of remedying a contravention of a bylaw or rule charged against the owner or fines and costs for which the owner is responsible under SPA s. 131
- User fees
- Insurance deductible or damages
However, the definition of “amounts owing” is different for a Certificate of Lien (Form G) and Certificate of Payment (Form F). See A treasurer’s guide to forms and Collecting money: arrears, interest, and liens.
What is the deadline to provide a Form B?
SPA s. 59 says: “Within one week of a request by an owner, a purchaser or a person authorized by an owner or purchaser, the strata corporation must give to the person making the request an Information Certificate in the prescribed form.”
Is the definition of “within one week” 7 business days or 7 calendar days? Does the date of the request count? We recommend that strata corporations and strata property managers complete and give the Form B within 7 calendar days.
The strata corporation may refuse to issue the certificate until the fee is paid.
Realtors often order other documents that are not part of the Form B such as minutes of council and general meetings, the strata plan, engineering reports, and correspondence. The strata must comply with the request for these documents within 2 weeks. If the request is for a copy of the bylaws, the bylaws must be provided within 1 week.
What is the fee for a Form B?
SPA s. 59 allows the strata corporation to charge a fee for preparing a Form B and the strata may refuse to issue the certificate until the fee is paid. Regulation 4.4 sets out a maximum fee of $35 plus up to 25 cents per page for the required attachments. A self-managed strata can keep the fee but if you have a strata management company their contract usually specifies that they keep the fee.
In 2019, the BC Law Institute recommended an increase to the base fee, from its current $35 to $300 however this recommendation has not been actioned by the Legislature.
Can the strata charge a rush fee?
Realtors and lawyers often ask for the Form B to be provided in less than one week. There is no requirement to comply with a rush request. However, you may if you wish. The Act is silent on “rush fees” and many stratas charge rush fees from $50 to hundreds of dollars. While you may feel pressured, please take the time you need to provide an accurate document.
How long is a Form B valid?
The Form B is a “snapshot” in time valid only on the day the form is signed. Any number of things could happen the next day: a new budget could be passed at an AGM changing the amount of strata fees, a new bylaw adopted, a special levy approved, the current owner could miss a payment of their strata fees, a new depreciation report could be received, the strata insurance could be renewed, or a proceeding might be started at a court or tribunal.
A purchaser’s lawyer usually asks for a new Form B in the days leading up to the conveyance date.
What happens if there’s a mistake on the Form B?
There have been many disputes about Form B’s that contain errors. To avoid legal action at the BC Supreme Court, give yourself enough time to complete the form accurately. If you discover a mistake, provide a new Form B with the correct information.
Good record keeping will help you obtain all the documents and information you need to complete the form. Check the strata plan for information about parking stalls and lockers, the financial reports to find the balance of the CRF account and how much is still committed to current projects, and check for indemnity or assumption of liability agreements under which the owner takes responsibility for expenses relating to alterations. Learn more about record keeping.
Member-only resources
Log in to your account to access the following resources. *Indicates a resource for corporate members only.
- Form B – Information certificate (2 formats, one is a fillable pdf)*
- Form F – Certificate of payment*
- Letter templates for collection of money owed to strata corporation*
