Strata vs Freehold in BC: What You Own, What You Pay, What to Check
Freehold: you own the land and the building
With a freehold home — a typical detached house — you own the land and the building on it outright. There are no monthly strata fees and no strata council to approve your decisions. The flip side is that everything is yours to maintain and pay for: the roof, the foundation, the landscaping, the insurance. Freehold suits buyers who want maximum control and privacy and are comfortable carrying the full cost and work of upkeep themselves. You can browse both types side by side in our current listings.
Strata: your unit plus a share of the whole
In a strata — most condos and many townhouses — you own your individual unit plus a share of the common property: hallways, roofs, parking, amenities and the land itself. Owners pay monthly strata fees that fund the building's insurance, shared maintenance and repairs, and the contingency reserve fund — the savings pool for big future jobs like a roof replacement. Fees are not optional and they tend to rise over time, so the monthly fee belongs in your affordability math beside the mortgage payment.
Bylaws: pets, rentals and renovations
Every strata has bylaws — rules all owners must follow — and they can restrict things a freehold owner takes for granted. Bylaws can limit or ban pets and require approval for renovations, along with rules on noise, parking and use of common areas. One thing they can no longer do is restrict long-term rentals: since late 2022, BC law has made strata rental-restriction bylaws unenforceable — only short-term rentals can still be restricted or banned. If you plan to keep a dog or remodel the kitchen, read the bylaws before you buy, not after. A rule you discover at completion is a rule you still have to live with.
Before you buy a strata: the documents to review
A strata purchase comes with a paper trail, and reviewing it is where good buyers protect themselves. Ask for the Form B information certificate, the strata meeting minutes, the financial statements, and the depreciation report, which estimates the condition and remaining life of major components like the roof and elevators. Together they reveal the fee, any special levies coming, how healthy the reserve fund is, and whether the building is well run. In BC, offers are usually written with subjects — conditions such as financing, inspection and strata-document review — with a subject-removal deadline often around 7 days. Only when subjects are removed does the contract become firm, with your deposit at risk if you walk away after that point.
A note before you rely on this
This article is general information only, not legal or financial advice. Strata rules and figures change — verify the current details at gov.bc.ca and canada.ca before you buy, and review a specific strata's documents with your agent or lawyer.
Frequently asked questions
What do monthly strata fees actually pay for?
The building's insurance, maintenance and repairs of the common property — things like roofs, hallways, elevators and landscaping — and contributions to the contingency reserve fund, which saves for major future projects. The exact split is in the strata's budget and financial statements.
Can a strata stop me from keeping a pet or renting out my unit?
For pets, yes: bylaws can limit or ban them, and they bind every owner. For rentals, mostly no — since late 2022, BC law has made long-term rental restrictions in strata bylaws unenforceable, so you can rent out your unit long-term even if an old bylaw says otherwise; short-term rentals can still be restricted or banned. Either way, reading the current bylaws is a standard part of reviewing a strata purchase before your subject-removal deadline.
What is the Form B, and why does it matter?
The Form B is the strata's information certificate — a summary of key facts about the strata and the specific unit. Reviewed together with the meeting minutes, financial statements and the depreciation report, it helps you spot high fees, upcoming special levies and major repairs before your offer becomes firm.
Is a freehold home always better than a strata?
No. Freehold gives you full control but also full responsibility for maintenance and its costs. Strata trades some control for shared upkeep and amenities, often at a lower purchase price. The better choice depends on your budget, your tolerance for monthly fees and rules, and how much maintenance you want to do yourself.