Strata Governance and Council Operations
The governance machinery
Every strata corporation is governed by an elected council of at least three members (president, vice-president, treasurer, and optionally secretary), elected at the AGM. Council members serve without remuneration unless authorized. The council administers the corporation's affairs but cannot exercise powers reserved to the owners at general meetings, such as bylaw amendments, special levies, or major expenditures outside the approved budget.
Meetings and decision-making
Know the rules for notice (typically four weeks for general meetings and one week for council meetings), quorum, proxies, and voting. Owners may vote in person, by proxy, or by mail if authorized. Council meetings may be held electronically. Minutes must be kept and made available. Strata lot votes are weighted by schedule of unit entitlement, not one vote per owner, except for certain votes (e.g., some bylaw matters) where the Act specifies otherwise.
Traps
- Assuming every owner has one vote; unit entitlement governs most votes.
- Confusing council authority with owner authority; council cannot impose a special levy.
- Missing notice or quorum defects that invalidate a resolution.
- Forgetting conflict-of-interest disclosure obligations for council members.
Rule of thumb
Before validating any decision, confirm three things: was the correct body acting (owners vs. council), was proper notice given, and was quorum present? A defect in any one can void the resolution.
Worked example
A council approves a $40,000 roof repair not in the budget. That exceeds council authority; a special levy or budget amendment requires owner approval at a general meeting, so the decision is invalid absent that approval.