Who Pays a Strata Special Levy When a Condo Is Sold?

Under BC's Strata Property Act framework, if the levy was approved before title transfers, the seller owes amounts payable before conveyance and the buyer owes amounts payable on or after conveyance. The purchase contract may allocate the economic cost differently through a negotiated credit or other clause, so review the resolution, dates and contract together.

Both matter. The approval date establishes that the levy exists; the resolution's payment dates determine which owner owes each instalment to the strata corporation when ownership changes. Record the acceptance, approval, completion and instalment dates on one timeline.

This is a contract issue as well as a strata-payment issue. BCFSA publishes example clauses for a buyer credit when a levy is approved after the contract is entered into but before completion. The clause is not automatic; the parties need appropriate contractual wording and legal advice where required.

Treat this as a proposed-cost risk, not a confirmed levy. Review minutes, notices, engineering reports, depreciation planning, budgets and correspondence. Ask whether a resolution is being prepared, obtain cost information where available and consider a condition, price adjustment or holdback only with suitable professional advice.

No. Form B provides required current information, including approved special levies, but it cannot predict every future decision. Read the attached records and the broader strata package, including recent council and general-meeting minutes, financial statements, insurance and available technical reports.

No. Verify the approved resolution, total amount, unit share, instalment dates, payment history and current Form B. Before completion, the conveyancer will also need the Form F process addressed. Resolve any inconsistency in writing.

It can create a closing issue. The Province explains that a strata corporation may withhold Form F when money is owed unless the statutory requirements or satisfactory payment arrangements are met. Form F is required for the Land Title Office transfer.

Potentially. A lender may consider the buyer's remaining cash, the nature and scale of the work, building condition and property marketability. Send the levy resolution and relevant strata records to the mortgage professional and lender before removing financing conditions.

BC guidance says a special-levy refund after a strata lot has been sold goes to the current owner at the time of the refund. A buyer and seller may negotiate a different economic arrangement in their contract.

Confirm the exact strata corporation and section, read the current Form B and supporting documents, trace every repair or levy discussion through the minutes, review the depreciation report and financials, and align the offer subjects, completion date and mortgage review with what the records show.