Buying a Renovated Condo in Victoria BC? Check the Strata Approval Before You Buy

You walk into a Victoria condo and it immediately stands out.

The kitchen has been completely renovated. There is beautiful new flooring throughout. The bathroom has been modernized, the lighting has been updated and perhaps a wall has even been opened up to create a brighter, more contemporary floor plan.

As a buyer, it's easy to see those improvements as a major advantage — and they may very well be.

But when I'm helping a buyer purchase a renovated condo or townhouse, I don't just look at how good the renovation looks. I want to know what approvals and documentation came with it.

In a strata property, an owner doesn't necessarily have the same freedom to alter the property that they would in a detached home. Depending on what was changed and the strata's bylaws, written strata approval may have been required.

And if significant renovations were completed, there may also be municipal permit questions to investigate.

Why Strata Approval Matters When Buying a Renovated Condo

Strata corporations have bylaws governing what owners can and cannot change within their strata lot and around common property.

Depending on the strata's bylaws and the nature of the work, an owner may need written approval before making certain alterations.

That can become relevant with renovations involving areas such as:

• Walls or structural components
• Plumbing
• Electrical systems
• Windows and exterior doors
• Balconies or patios
• Common property
• Flooring or other alterations where the strata's bylaws impose specific requirements

Every strata can have its own bylaws, so I don't assume that because a particular renovation was acceptable in one Victoria building, the same rules apply in another.

I want to see what this particular strata required and what documentation exists for this particular renovation.

The First Question: What Was Actually Renovated?

"Recently renovated" can mean very different things.

One seller may have painted the walls, replaced cabinet doors and installed new appliances.

Another may have relocated plumbing, changed electrical wiring, replaced flooring, removed walls and completely reconfigured the kitchen.

Those aren't the same renovation.

Before worrying about approvals, I first want to understand the scope of the work.

Useful information can include invoices, renovation records, contractor information, strata correspondence, alteration agreements and municipal permit records where applicable.

1. I Review the Strata Bylaws

One of the first places I look is the strata's current bylaws.

The bylaws can help us understand what types of alterations require approval and whether there are specific requirements for things such as flooring, plumbing, structural alterations or changes affecting common property.

This is important because buyers shouldn't assume that every improvement visible inside a strata lot was something the previous owner could simply decide to do without involving the strata corporation.

2. I Look for Written Strata Approval

If the type of work required strata approval, the next question is straightforward:

Where is the written approval?

Depending on the circumstances, there may be correspondence between the owner and strata council, meeting records, an approval letter or an alteration agreement.

If a seller says, "The strata knew about it," I still want to understand what documentation actually exists.

3. I Check for Alteration Agreements

An alteration agreement can be particularly important.

In some circumstances, a strata corporation may approve an alteration subject to conditions. Those conditions can include responsibility for costs associated with the alteration.

That means I want to know whether an alteration agreement exists and what it says.

BC's Form B Information Certificate also includes information about whether the owner has entered into an agreement with the strata corporation regarding an alteration to the strata lot, common property or common assets.

4. Strata Approval and Municipal Permits Are Not the Same Thing

This is one of the most important distinctions for buyers to understand.

Strata approval relates to the strata corporation and its bylaws.

Municipal permits relate to requirements imposed by the municipality or other applicable authority.

One does not automatically prove the other.

A seller having strata approval doesn't necessarily tell us whether municipal permits were required or obtained. Likewise, the existence of a municipal permit doesn't necessarily answer whether the strata corporation approved an alteration required by its bylaws.

Depending on the scope of the renovation, both questions may need to be investigated.

5. I Compare the Renovation With the Paperwork

Documentation is most useful when it actually matches what we see in the property.

Suppose the records show approval to replace kitchen cabinets and flooring, but the current condo appears to have had a wall removed and the kitchen plumbing relocated.

That would prompt more questions.

I'm looking for consistency between:

• What the seller says was renovated
• What we can observe in the property
• What the strata approved
• What alteration agreements say
• What municipal permit records show, where applicable
• What invoices or contractor records indicate

If those pieces don't line up, I want to understand why before my buyer removes subjects.

6. I Read the Strata Minutes for Clues

The strata minutes can sometimes add useful context.

There may be references to an owner's renovation request, flooring complaints, plumbing work, water damage, construction activity or council approval.

Not every renovation will necessarily appear in meeting minutes, so the absence of a reference doesn't prove that approval was or wasn't obtained.

But minutes can be another useful piece of the overall due-diligence puzzle.

7. Flooring Deserves Special Attention

Flooring is a good example of why buyers need to read the bylaws of the particular strata they're considering.

Some strata corporations have specific rules regarding hard-surface flooring, underlay, sound transmission or approval procedures.

That can matter when an older carpeted condo has been beautifully renovated with hardwood, engineered wood, laminate or another hard-surface product.

Rather than assuming the flooring is acceptable because it's already installed, I want to know what the strata's bylaws require and whether there is relevant documentation.

What If We Can't Find Approval for a Renovation?

Missing documentation doesn't automatically tell us what happened, and I wouldn't jump immediately to the conclusion that the renovation was unauthorized.

Instead, it becomes something to investigate.

Depending on the circumstances, that might mean requesting additional documentation from the seller, asking appropriate questions through the REALTORS®, reviewing strata records, checking municipal records or obtaining advice from the appropriate professional.

The significance will depend on what was altered.

Missing paperwork for a relatively minor improvement may raise very different questions than missing approval for structural, plumbing or electrical work.

Why This Matters in Victoria's Older Condo Buildings

Greater Victoria has a substantial inventory of strata properties that were built decades ago and have since been renovated — sometimes more than once.

You'll find these properties throughout Sidney, Royal Oak, Saanich, Oak Bay, Fairfield, Fernwood and Esquimalt, as well as elsewhere across Greater Victoria.

A condo built many years ago may now have a completely contemporary interior.

That's often a great benefit for a buyer who doesn't want to renovate after moving in.

But the more extensive the improvements, the more interested I become in understanding the renovation history.

What About Renovated Townhouses?

The same basic principle applies to strata townhouses.

In fact, townhouses can introduce additional questions because renovations may involve patios, decks, windows, exterior doors, garages, plumbing, structural components or other areas where the boundary between a strata lot and common property matters.

Again, the answer comes from reviewing the particular strata plan, bylaws, approvals and other relevant documentation rather than making assumptions based on how another complex operates.

My Renovated Strata Checklist for Victoria Buyers

Frequently Asked Questions

Do condo renovations in BC need strata approval?

Some alterations may require written strata approval, depending on the work and the strata corporation's bylaws. Buyers should review the bylaws and available documentation rather than assuming a renovation was automatically permitted.

How do I know if a previous owner received strata approval for renovations?

Relevant information may be found in written strata correspondence, alteration agreements, strata records and other documents provided during the purchase. The Form B Information Certificate can also disclose whether the current owner has entered into an agreement with the strata corporation regarding an alteration.

Is strata approval the same as a building permit?

No. Strata approval and municipal permits are separate matters. Strata approval relates to the strata corporation and its bylaws, while permits relate to requirements imposed by the applicable municipality or authority. Depending on the renovation, buyers may need to investigate both.

What is a strata alteration agreement?

An alteration agreement can document the strata corporation's approval of an alteration and may include conditions or responsibilities associated with the work. Buyers should review any agreement affecting the property and obtain legal advice when appropriate.

What if the seller can't provide strata approval for a renovation?

Missing documentation doesn't automatically establish that a renovation was unauthorized, but it is a reason to investigate further. The appropriate next steps depend on the type of work, the strata's bylaws and the other records available.

Should I check renovation approvals before removing subjects?

If significant renovations have been completed, investigating relevant approvals and documentation during the buyer's due-diligence period can help the buyer understand the property and any potential responsibilities before making a final purchasing decision.

Helpful BC Strata Buyer Resources

• Government of British Columbia — Strata Housing
• Government of British Columbia — Strata Owners' Roles and Responsibilities
• BC Financial Services Authority — Buying a Home