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Navigating the Strata Form B and F
Essential Tips for Buyers, Sellers, and Realtors
Eli Zbar
August 20, 2024
Strata purchases in BC hinge on two critical forms: the Form B (Information Certificate) and the Form F (Certificate of Payment).
These documents are more than formalities—they can stall a deal, attract professional liability, and lead to expensive litigation.
Here’s what you need to know.
This edition features a bonus tip in our new recurring section “Raising Zbar: Legal Lifehacks”
The Importance of the Form B
The Form B provides key insights into a strata property's financial and legal status. It includes the following:
Strata Fees and Levies
Current fees and any pending special levies, including unpaid amounts and alteration agreements.
Contingency Fund and Budget
A picture of the strata’s financial health.
Legal Disputes
Active litigation involving the strata, including work order.
Bylaw Changes
Recent amendments, pending resolutions, unfiled resolutions.
Parking and Storage
Availability and nature of ownership (common property vs part of strata lot)
Insurance Coverage
Summary of strata's insurance policiesEverything else required by section 59 of the Strata Property Act
❗ Don’t delay: Most strata corporations charge HUGE rush fees for ordering a Form B in less than one week.
❌ Common Myth: Many people think a Form less than 30 or 60 days is current. WRONG! A Form B is a snapshot of the current state of affairs in respect of information relating to both the strata lot and the strata corporation. Lawsuits could arise at any time, even 1 day after your Form B is issued.
The Role of the Form F
Form F certifies that all financial obligations related to the strata lot have been met per section 115 of the Strata Property Act. It’s essential for transferring title at the Land Title Office and must be dated within 60 days of the closing date. Usually, the buyer’s lawyer order this.—
A STRATA CAN WITHHOLD THE FORM F!
Why? If the seller owes money for:
special levies
fines for violations and the costs of remedying a contravention
the strata lot’s share of a judgment against the strata corporation
WHY IT MATTERS?
Strata Property Act section 256 requires a Form F before any Strata titles change hands at the Land Tile Office. It’s a final check to ensure there are no lingering debts.
Lessons from Lawsuits
Professional Liability for Real Estate Professionals
O'Donnell (Re), 2020: A managing broker acted for a strata was fined $5,000 for omitting ongoing litigation in the Form B he signed. Always disclose fully—accuracy is non-negotiable.
Lawsuits for inaccurate info
Simpson v. Strata Plan VAS 2876, 2017: An incorrect parking stall listing in a Form B led to a legal dispute. Ensure that all details, especially regarding property use, match official strata plans.
Best Practices
-Request Early: Obtain the Form B early to identify and resolve issues before they affect the transaction. If you represent the seller, make sure they don’t owe any money, and will be issued the Form F.
-Verify Details: Cross-check all information, particularly on fees, levies, and property allocations.
-Communicate Clearly: Explain the significance of these forms to your clients.
-When in doubt, check the Strata Property Regulations: The Form B and F are creatures of legislation, find the latest version on CanLII here. – search “Form B” to find it quickly.
The Bottom Line
Strata transactions are complex, but diligence with Form B and Form F can prevent costly errors and protect your client’s interests.
Raising Zbar: Legal Lifehacks
All court records now available for free at any BC Courthouse Library BC branches! Want to check the status of a probate? Need details on a lawsuit?
Now it’s FREE at your local Courthouse library!
Read more and find your local branch here.
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