What Are Strata Fees?
Strata fees (also called maintenance fees or strata maintenance fees) are monthly payments made by owners of condos, townhomes, and other strata-titled properties in British Columbia. These fees cover the shared operating costs of the strata corporation — essentially the expenses of maintaining the common property and shared systems in your building or complex.
When you buy a strata property in BC, you automatically become a member of the strata corporation. Your monthly strata fee is determined by the strata corporation's annual budget and your unit's entitlement (usually based on square footage).
Key Takeaway
What Do Strata Fees Cover?
Your monthly strata fee typically covers these shared expenses:
| Expense Category | What It Includes |
|---|---|
| Building Insurance | Master insurance policy for the building structure and common areas |
| Common Area Maintenance | Cleaning, landscaping, snow removal, garbage collection |
| Reserve Fund | Savings for future major repairs (roof, elevator, parking, envelope) |
| Utilities (shared) | Water, sewer, natural gas (if building-wide), common area electricity |
| Building Management | Property management company fees, caretaker salary |
| Amenities | Gym, pool, concierge, party room, etc. (if applicable) |
| Elevator Maintenance | Service contracts for elevators (high-rise buildings) |
💡 What's Typically NOT Included
Average Strata Fees in Surrey & the Fraser Valley
Strata fees vary widely based on the type of property, building age, amenities, and location. Here are typical ranges I see in the Surrey and Fraser Valley market:
| Property Type | Typical Monthly Fee | Per Sq Ft Range |
|---|---|---|
| 1-bed condo (600–700 sq ft) | $200 – $350 | $0.30 – $0.50 |
| 2-bed condo (800–1,000 sq ft) | $280 – $450 | $0.30 – $0.50 |
| Townhome (1,200–1,800 sq ft) | $200 – $400 | $0.15 – $0.25 |
| Luxury condo (with amenities) | $400 – $700+ | $0.40 – $0.60+ |
| Older building (30+ years) | $350 – $600+ | Higher due to maintenance |
As a general rule, I tell my clients that strata fees of $0.30–$0.50 per square foot are normal for condos. Anything significantly above $0.60/sq ft warrants a closer look at the strata documents to understand why.
How to Evaluate Whether Strata Fees Are Reasonable
A higher strata fee isn't necessarily bad, and a low fee isn't always good. Here's how to assess whether the fees are reasonable:
- Check what's included: Higher fees may include heat, hot water, and gas — which means lower utility bills for you. Compare your total housing cost, not just the strata fee alone.
- Review the reserve fund: A well-funded contingency reserve fund (CRF) means the strata is saving for future repairs. Low reserves with old infrastructure is a red flag — it means a special levy is likely coming.
- Look at the depreciation report: BC strata corporations must obtain a depreciation report every 3 years. This report outlines the building's condition and projected future costs. It's the best indicator of whether fees are adequate.
- Compare similar buildings: Compare fees with similar-aged buildings with similar amenities in the area. Your realtor can pull this data.
- Check fee history: Have fees been increasing rapidly (10%+ per year)? This could indicate the building is playing catch-up on deferred maintenance.
Key Takeaway
Red Flags in Strata Documents
Before buying any strata property in BC, you (or your realtor) should review the strata documents carefully. Here are the red flags I look for:
- Low contingency reserve fund: If the reserve is significantly below what the depreciation report recommends, expect a special levy or sharp fee increases.
- History of special levies: Multiple special levies in recent years suggest the strata hasn't been adequately budgeting for repairs.
- Outstanding litigation: Lawsuits against the strata corporation can signal serious building issues and may affect your ability to get financing.
- Deferred maintenance: Meeting minutes that repeatedly mention postponed repairs are a warning sign.
- Rental or Airbnb restrictions: If you might want to rent your unit in the future, check the bylaws carefully. Many stratas restrict rentals.
- No depreciation report: If the strata hasn't obtained a required depreciation report, it may indicate poor governance.
- Water damage or envelope issues: Repeated mentions of leaks, water intrusion, or building envelope problems are serious concerns, especially in older buildings.
⚠️ Get Professional Review
What Are Special Levies?
A special levy is a one-time charge to strata owners for a specific expense that can't be covered by the regular strata fees or reserve fund. Common reasons for special levies include:
- Major roof replacement ($5,000–$20,000+ per unit)
- Building envelope repairs ($10,000–$50,000+ per unit)
- Elevator replacement ($5,000–$15,000 per unit)
- Parking garage repairs ($3,000–$10,000 per unit)
- Plumbing or piping replacement ($5,000–$15,000 per unit)
Special levies are voted on by strata owners at a general meeting (usually requiring 3/4 vote). Once approved, all owners must pay — typically within 30–90 days or through a payment plan.
✅ Check Before You Buy
For a complete picture of what buying a strata property costs, including strata fees as part of your monthly budget, see my guide on closing costs in BC.