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A Complete Guide to Strata Elections

Published Date

If you live in a community that’s part of a strata property, then you probably already know how important it is to have good council members directing the business of the strata. What you may not know is how that council gets elected and your role in selecting them. Keep reading to learn more about the council election process, why it matters, and some frequently asked questions from council residents. 

What Are Council Elections

Council elections occur when it’s time to elect the council members for your strata according to your strata bylaws. Typically, council elections are held at an annual general meeting, and members of the community (AKA the homeowners) vote for who they think the new council members should be, including the president, vice-president, secretary, and treasurer. 

Why Council Elections Matter

These elections are an essential event for any strata because they designate who will be responsible for carrying out the rules and bylaws of the community, among many other vital roles. An elected council has the legal obligation to fulfill a fiduciary responsibility, which means that they should always be acting in the best interest of the community as a whole. As a member of the strata, you should carefully consider each vote and place your support behind individuals you think will best serve the association in this capacity.

The Council Election Process

The process for council elections can vary from province to province or even community to community. Stratas are usually set up as a non-profit corporation. As such, the Strata Property Act outlines the rules and bylaws of operation for your strata, including the specific voting process that it must abide by when electing the council. Likewise, further clarification of this process will be outlined through your strata property bylaws. However, most elections will follow a similar process that includes:

  1. Establishment of the electoral process in the bylaws and governing documents of the community.
  2. Announcements and other notifications of an upcoming election and open positions will be given to members of the strata.
  3. The election is organized according to the strata bylaws, which usually include ballots, general meetings, etc.
  4. The election is carried out, votes are tallied, and winners are determined. Usually, these steps are done at the annual general meeting. 
  5. The election is closed, and new council members take on their new roles. 

Council Elections FAQ

If you have questions about the details of your upcoming council election, then you aren’t alone. Below are some of the most frequently asked questions we receive from our communities. 

HOW DO I RUN FOR A Council member position?

Have you been wondering if you're cut out for the council? If you’re a reliable team player who wants to help your community succeed, then chances are you already have what you need. Before you officially announce your intention to run for the council, get involved with strata meetings. Chances are your current council members would love to help in your journey. 

DO council MEMBERS HAVE TERM LIMITS?

The number of council members and the length of council member terms are described in your strata corporation bylaws. Typically, a strata council may consist of as few as three members and as many as seven members. Unless otherwise stated, all council member terms are deemed to have expired at the date of the annual general meeting of the following year.

DOES A CERTAIN PERCENTAGE OF HOMEOWNERS NEED TO VOTE?

The Strata Property Act (SPA) states that a quorum must be established for an annual or special general meeting to proceed with the business at hand.  The SPA defines a quorum as being that number of eligible voters holding 1/3 of the strata corporation's votes, present in-person or by proxy, or if fewer than 4 strata lots or fewer than 4 owners, eligible voters holding 2/3 of the strata corporation's votes, present in person or by proxy.

The SPA does allow a strata corporation to pass a bylaw to establish quorum as a specific minimum number or percentage of votes required to commence the meeting.  Once a quorum is established, Council members are elected by a majority vote of that number.

 

DO RENTERS HAVE strata VOTING RIGHTS?

Usually, only strata owners have voting rights unless these have been granted by an owner to their tenants. However, residential long term tenants (three years or longer) have the same rights and obligations as landlords under the Act, regulations, bylaws, and rules (with the exceptions noted below) for the duration of the lease. However, before exercising any rights of the landlord, long-term tenants must provide the strata corporation with written notice of the time period of the lease and their name.

Alternatively, an owner may designate a renter, or another individual, as the owner’s proxy to vote on behalf of the owner.  If you’re currently renting, it’s best to ask your landlord about further details and responsibilities with any applicable strata bylaws & rules.

CAN A STRATA COUNCIL MEMBER BE REMOVED?

From time to time, there may be a council member who has neglected their duties or otherwise acted in a way that isn’t in accordance with the community's best interest.

A strata council member can be removed, with or without cause, by a majority vote of the owners at a general meeting, and the owners must then elect a replacement strata council member.

Removing all or one or more strata council members by majority vote can be an item of business in a special general meeting if holding a meeting is demanded in writing by at least 20% of the strata corporation’s votes.

If a strata council member is unwilling or unable to perform his or her duties for two months or longer, he or she can be replaced by a new strata council member to be appointed by the existing members of strata council – the new strata council member will hold the seat for the remainder of the replaced member’s term.

In less serious cases, you may also want to simply allow the council member’s time to expire and vote in better people at your next election.

WHAT MAKES A GOOD Council PRESIDENT?

Councils are often looking for involved community members to help out. If you care about
your community and its residents, then you probably have what it takes to be a good council
member, including the president. Before you throw your hat in the ring, make sure you understand the process. Attend meetings, join community events, and get to know the bylaws and rules of your Strata. Once you get a better understanding of the basics, you’ll have a better understanding of what it’ll take to become a council president and whether or not you’ll be well- suited for the role. Often, it’ll take a time commitment, and it's not always for everyone. If being president isn’t your thing, there may be volunteer opportunities on committees that can help
give you a better idea of potential responsibilities. 

Need Help With Council Elections & Governance?

After more than 40 years of community management, we've helped countless communities hold successful elections. Our experienced staff provides unsurpassed customer service and will be there for your community every step of the elections process. Visit our Elections & Governance page today to learn more about how we can help your community achieve its vision.