Family Owned Strata & Property Management Company In The Fraser Valley & BC
Take a look at our FAQs below to find answers to some of the questions that our clients most commonly ask our team. If you cannot find the answer you are looking for, please get in touch with us. We would love to help you!
A property manager is responsible for overseeing and managing real estate properties on behalf of property owners or real estate investors. Their primary objective is to ensure the efficient and profitable operation of these properties. Here are some of the key responsibilities and tasks that a property manager typically performs:
Paying property-related bills and expenses
Property managers play a crucial role in ensuring that real estate investments are well-maintained, profitable, and compliant with relevant regulations. They act as intermediaries between property owners and tenants, handling various aspects of property management to make the owner’s investment as hassle-free as possible. The specific responsibilities of a property manager may vary depending on the type of property (residential, commercial, industrial) and the owner’s requirements.
HomeLife Rental Managers conduct a thorough, in person, move-in, and move-out report with each new tenancy and document the entirety of the findings in a detailed report to protect the landlords investment and to ensure that any damages caused are addressed. HomeLife offers an additional inspection service that adheres to local municipal requirements to check for illegal activities and inspect the home for any potential issues. This is an additional service. Inquire with a HomeLife Rental Manager for more details.
The Residential Tenancy Board (RTB) in British Columbia, Canada, is a government agency that administers and enforces the Residential Tenancy Act (RTA). The RTB’s primary purpose is to regulate the relationship between landlords and tenants in residential rental properties, ensuring that both parties understand their rights and responsibilities and resolving disputes when they arise.
The key functions and responsibilities of the Residential Tenancy Board in BC include:
The Residential Tenancy Board plays a crucial role in promoting fair and transparent relationships between landlords and tenants in British Columbia’s rental housing market. It helps to protect the rights of both parties and provides a mechanism for addressing disputes and grievances in a systematic and legal manner.
Whether you manage your rental property on your own or hire HomeLife depends on various factors, including your experience, availability, and personal preferences. Here are some considerations to help you decide:
Pros of Managing Your Own Property:
Cons of Managing Your Own Property:
Pros of Hiring a Property Management Company:
Cons of Hiring a Property Management Company:
Ultimately, the decision depends on your personal circumstances, level of expertise, and willingness to commit time and effort to manage your rental property. If you have the resources and prefer a more passive income approach, hiring HomeLife Advantage Realty Ltd would be a wise choice; however, if you are experienced and willing to invest the time, assume the responsibility and the risk. Managing the property yourself can be cost-effective and give you more control. Regardless of your choice, it’s essential to stay informed about BC’s tenancy laws and regulations to ensure compliance and protect your interests as a landlord.
Typically, HomeLife arranges a Property Management Agreement on a case-by-case basis, depending on the nature of your investment by way of a percentage of gross rent collected. Due to the many varying factors and the different types of rentals we manage (anything from a basement suite to entire buildings), a conversation with a HomeLife representative could answer this question.
All of HomeLife’s Rental Managers are kept up to date with the most recent market trends and provided with the most up-to-date data. This, coupled with our collective experience, places HomeLife in a unique position to be able to accurately and quickly price all rentals for quick occupancy. Would you like to know what your property would rent for? Contact Us for a professional evaluation.
Our highly skilled rental managers employ a meticulous process to find the right tenants for your house, ensuring compliance with BC’s rental laws throughout each step of advertising, screening, and placement.
By following this meticulous process, we have always found success in finding the right tenants while remaining fully compliant with BC’s rental laws and regulations. This approach minimizes the risk of legal issues and disputes and helps create a positive rental experience for both landlords and tenants.
If your tenants have caused an issue in your strata lot in British Columbia and you have been fined by the strata corporation, you should take the following steps to address the situation:
OR Hire a HomeLife expert to help with this whole process and prevent future problems.
In British Columbia, if you want to move back into your rental property while you have a tenant in place, you need to follow the legal procedures outlined in the Residential Tenancy Act (RTA). Here are the steps you should take:
It is crucial to follow the procedures outlined in the RTA and adhere to the notice periods and requirements specified. Failure to do so may result in legal complications. If you have any uncertainties or concerns about the process, it is advisable to consult with a legal professional or seek guidance from the Residential Tenancy Branch (RTB) for specific advice related to your situation.
HomeLife’s collections department and your rental manager will handle the late payment with focus and intent. It is important that the very specific rules be followed with respect to collections of late rent payments and late payments notices that may lead to either a successful payment or, in the worst case, an eviction. We will guide the owner through the entire process, and act upon their lawful instruction. We understand that things happen, have an open door policy and a compassionate ear, but we do work to protect our landlords investment and interest.
In British Columbia, rental arbitration is a dispute resolution process provided by the Residential Tenancy Branch (RTB) to help landlords and tenants resolve disagreements related to residential tenancies. It is an alternative to going to court and is designed to be a faster and more cost-effective way to settle disputes.
Here’s an overview of how rental arbitration works in BC:
Rental arbitration in BC is designed to provide a fair and efficient means of resolving disputes between landlords and tenants. It is intended to save time and money compared to pursuing legal action in court. Parties involved in the arbitration process should be prepared to present their case, provide evidence, and participate in a respectful and cooperative manner during the proceedings. It is important to note that the decision of the arbitrator is legally binding and enforceable, so both parties are expected to comply with the outcome.
No. This is not a requirement in British Columbia, but at the request of a landlord, HomeLife will be happy to provide one to our clients.
As a landlord, you may have some liability exposure if someone gets injured on your rental property, but this liability is generally limited; however, it’s essential to understand the legal framework and take certain precautions to minimize your risk:
In British Columbia, tenants are generally allowed to sublease their rental unit; however, it must be with the landlord’s written consent and they must obtain written permission from the landlord before doing so. The Residential Tenancy Act (RTA) sets out the rules and requirements for subletting in the province. Here’s what you need to know:
It’s essential for both landlords and tenants to follow the rules and procedures outlined in the RTA regarding subletting. If a tenant sublets the rental unit without obtaining the landlord’s consent, it could be considered a breach of the lease agreement and may have legal consequences. Similarly, landlords should be aware of their rights and obligations when it comes to subletting to ensure that their interests are protected.
Landlords are subject to the Human Rights Code, which prohibits discrimination on various grounds, including family status and the presence of pets. As a landlord, you have the right to select tenants based on their suitability for your rental unit, but you must do so within the boundaries of the law. Here’s what you need to know:
It’s crucial to balance your preferences as a landlord with the legal requirements in British Columbia. Discriminating against tenants based on family status or having a blanket “no pets” policy can lead to legal issues and potential penalties. Instead, focus on finding responsible and suitable tenants through a legal and non-discriminatory tenant selection process while establishing reasonable guidelines for pets if necessary. Consulting with a legal professional or understanding BC’s tenancy laws in detail can help you navigate these matters effectively.
No. As a landlord, you are able to negotiate these items; however, with respect to the scenario where a tenant does not pay the utilities it can be troublesome, especially if there is a cost-sharing arrangement and this, again, would be a scenario best discussed with one of HomeLIfe’s rental managers.
For general information, if your tenant fails to pay their utility bills, such as electricity, gas, or water, it can create various issues, both for the tenant and for you as the landlord. Here’s what typically happens in such a situation:
In this scenario, there are many variables, such as pre-paid rent scenarios and abandonment. It would be best to give the office a call and ask to speak to one of our rental managers, as there is no one-size-fits-all scenario here.
If your tenant has moved out without giving proper notice and your rental property is now vacant, you have several options to consider. Here’s are some basic guidelines (again, consulting a professional is advised):
A strata manager in British Columbia plays a crucial role in managing and overseeing the operations of strata corporations, which are responsible for maintaining and administering common property and shared assets in condominiums, townhouses, and other multi-unit developments. These professionals serve as intermediaries between strata councils and owners, facilitating efficient and compliant property management. Strata managers handle various responsibilities, including financial management, administrative tasks, and regulatory compliance. They assist in budget preparation, collect strata fees, and oversee financial transactions while ensuring transparency and accountability. Strata managers also coordinate routine maintenance, repairs, and contract services for common property, addressing owners’ concerns and maintaining records of strata meetings and decisions. Additionally, they provide expertise on strata legislation, bylaws, and regulations, helping strata councils make informed decisions and navigate legal and governance matters. Overall, a strata manager plays a pivotal role in maintaining harmonious living environments and enhancing the value and functionality of strata properties in British Columbia.
We have a wide range of experience. HomeLife has one of the largest Strata Management teams in BC with varied levels of tenure and training. We currently employe staff that are actively enrolled in the licensing course, some who have recently completed it, and many with 25+ years in the industry and all levels of expertise inbetween. One thing common amongst all our staff is that there is no end to the education and training that is provided by HomeLife as we strive to always be ahead of any learning curves, to be relevant and to be growing.
With the varied level of experience in our management team and the large number of staff that we employ, our managers are in the fortunate position to not be overwhelmed with a porfolio that they can not manage. Our senior management team works closely with all of our Strata Managers and Assistants to ensure that communication is always a top priority and that a balanced portfolio is managed. Currently, we have managers with as little as three buildings and others with 15 plus, however, these numbers are difficult to make relevant sense due to each building coming with different door counts and demands. We will ensure that you will not be placed with a Manager that does not have the time for you, that is our number one priority.
HomeLife has many varied departments and positions that are all tailored to give the best experience to our clients possible. We have accounts receivable, accounts payable, bookkeeping, collections and forms departments and many other positions that compliment each other to ensure that we all work together as a team, understanding that no one role outshines another. We are all part of a system that works for our clients. If you are interested in more details about the positions at HomeLife, please check out our “Career Opportunities” tab.
In British Columbia, the Strata Property Act is governed and enforced by several entities and authorities, each with its own role and responsibilities in regulating strata properties and ensuring compliance with the law:
Although it is impossible to price a development for services without having all the details, some do find HomeLife’s charges to be on the upper end of the industry. We are not the go-to company for “cheap management”. It is our philosophy to be the best, to provide the best and to work with people who share a similar vision. While we do believe we remain competitive, we are not a discount brokerage. HomeLife has many value-added services that, when considered, will make the pricing feel like a value to clients who like to be valued. Our PowerStrata Portal option and TELUS partnership are two examples of this.
While the Strata Property Act is silent in this matter, and only requires an Annual General Meeting, with items that require action and Council decisions throughout the year, we recommend a minimum of three meetings in all our Agency Agreements but, ultimately, it is up to the Councils to Decide this.
An Annual General Meeting (AGM) of a strata corporation is a crucial event where owners come together to address various matters related to the management and governance of their strata corporation.
Here’s what typically happens at an AGM:
It’s important to note that the specific agenda and procedures may vary from one strata corporation to another, as they are outlined in the strata’s bylaws and may be influenced by the needs and priorities of the individual strata community.
Owners, as required by the Strata Property Act, are given advance notice of the AGM, along with the agenda and any proposed resolutions, to ensure they have an opportunity to prepare and participate in the decision-making process and, if unable to attend, appoint a proxy.
A special levy in a strata corporation is a one-time, additional fee or assessment imposed on owners of strata properties, typically to cover unexpected or significant expenses that exceed the available funds in the strata corporation’s budget. This levy is usually required when unforeseen repairs, maintenance, or capital projects are necessary, such as replacing a roof, repairing structural damage, or addressing emergency situations. Owners are required to contribute their share of the special levy based on their unit entitlement or another agreed-upon allocation method, and the funds collected are used exclusively for the specified purpose, helping the strata corporation address urgent financial needs while maintaining the overall financial stability of the community.
Strata bylaws are enforced through a combination of internal processes and legal means, with the strata council and the strata management company playing key roles. Owners and residents are initially encouraged to voluntarily comply with the bylaws, fostering a harmonious living environment. In cases of non-compliance, complaints can be submitted to the strata council, which acts as the governing body of the strata corporation. The strata council may mediate disputes informally, issue warnings, or apply penalties as outlined in the bylaws. Strata management companies, acting at the lawful instruction of their councils, assist in this enforcement process. In more serious or persistent cases of non-compliance, the strata corporation may resort to legal action through the British Columbia Civil Resolution Tribunal (CRT) or the courts, seeking court orders or injunctions. Overall, the strata council retains ultimate responsibility for ensuring the enforcement of strata bylaws within the community.
Strata fees are determined based on several factors and are typically established through a detailed budgeting process. The strata fees cover various expenses related to the maintenance, operation, and management of the common property and the strata corporation as a whole.
Here’s an overview of how strata fees are determined and what they typically include:
It’s important for strata owners to review the budget and understand what is covered by their strata fees. Additionally, owners should participate in the AGM and have a say in the budgeting process to ensure transparency and effective financial management within the strata corporation.
If you want to renovate your strata unit, you typically need approval from the strata corporation or strata council. Strata corporations have bylaws in place that regulate renovations and alterations to individual strata units. The specific requirements and approval process can vary from one strata corporation to another, so it’s essential to review your strata’s bylaws and follow these general steps:
It’s important to note that failing to obtain the necessary approvals for renovations can result in penalties, the requirement to restore the unit to its previous state, or legal action by the strata corporation. Therefore, it’s crucial to follow the proper approval process and communicate with the strata council throughout your renovation project.
The responsibility for repairs to your strata unit in the event of a water leak or fire depends on several factors, including the specific circumstances, the strata corporation’s bylaws, and the Strata Property Act. Generally, the following principles apply:
To navigate the specific circumstances of damage caused, it is advisable to consult with the strata council, your strata manager, and potentially legal professionals who specialize in strata property law. Understanding the insurance coverage, the strata bylaws, and your rights and responsibilities as an owner is crucial to ensuring a clear and fair resolution to any damage-related issues.
Inform the Strata Manager, in writing, via email or, preferable, PowerStrata to advise of the concern/complaint. Be very specific regarding the details, how it has affected you and what your anticipated outcome would ideally be. Ensure to document times, to provide as much information as possible to limit the follow up. In the subject line of your email, always include your strata lot and strata plan number. In the email, please ensure to add your best and preferred contact information to assist with timely responses.
Yes, the legislation has been updated to permit rentals in Condo’s, Townhome’s, Detached homes on a bareland Strata lit, for rental periods of at least 30 days. The Strata can still require a Form K to be signed by the incoming Tenants and the Bylaws must all be adhered to.
Failing to pay your strata fees can have several consequences, as outlined in the Strata Property Act and your strata corporation’s bylaws. Here are some of the potential outcomes if you don’t pay your strata fees:
It’s crucial to address any issues related to unpaid strata fees promptly and communicate with the strata council and HomeLife to work out a resolution plan if you are facing financial difficulties. Ignoring your obligations can lead to additional fees, legal complications, and potential loss of your property. It’s advisable to seek legal advice if you find yourself in a situation where you are unable to pay your strata fees to understand your rights and responsibilities under British Columbia’s strata laws.
Absolutely not. HomeLife Advantage Realty Ltd has a very strict policy on this and our employee agreements are specific to this. In no circumstances is a Strata Manager to receive any referrals or additional compensation outside is what is agreed upon in the Agency Agreement with the Strata Council. We operate with transparency and place our clients best interests first.
A strata depreciation report, also known as a reserve fund study or contingency reserve fund study in some jurisdictions, is a comprehensive financial planning document created for strata corporations or Homeowner associations/corporations.
The primary aim of a strata depreciation report is to assess the long-term financial needs of a strata corporation and establish a plan for funding major repairs, replacements, and maintenance of common property and assets. It typically includes a thorough evaluation of the condition and expected lifespan of shared property components, cost estimates for future repairs, recommendations for reserve fund contributions to cover these expenses, and strategies for funding future maintenance and capital projects.
These reports are prepared by qualified professionals like engineers or building consultants and are essential for helping strata corporations make informed financial decisions and ensure the ongoing financial sustainability and safety of their properties. The depreciation reports are a mandatory requirement.
Brothers, Mike and Brian Browne are equal partners in HomeLife Advantage Realty Ltd and the Advantage Realty Ltd (in the Cedarbrook development) and are both Directors. The HomeLife name is a franchise.
Mike and Brian own 50% of HomeLife advantage Realty (Central Valley) Ltd with partners, Jeff Inglis and Matt Thiessen which offers all the same services from the Abbotsford location.
We don’t actively look for rentals for you, but we do have a rental page that is updated daily with our current list of available properties. You can also stop by our office to get a physical copy of our rental list, which is updated and printed every Thursday.
First, register on our website. Once that’s done, simply go to our rentals page and click “Rent Me Today” on whichever rental you’re interested in!
We have paper applications at the office that can be filled out in person and handed in.
Fill out your application to the best of your ability. If certain areas on your application don’t apply, leave them blank.
We require non-family personal references on our applications.
A manager will contact you once your application is approved.
We can’t accept deposits until a Tenancy Agreement is signed.
We accept:
We accept:
Your cheques should be made payable to your strata corporation’s name or strata plan number.
Come into the office to fill out our automatic withdrawal form. You need to bring a void cheque or the appropriate information sheet from your bank in order to complete the form. You can also phone the office to ask for the automatic withdrawal form to be emailed to you. If you get it emailed, you can mail it or scan it once it’s filled out.
Please note: automatic withdrawal forms have to be in 5 business days before the end of the month (by noon the latest). If they’re later than that, they won’t take effect until the following month.
You can:
We only require that your cheque has your correct name and banking information.
We don’t accept debit or credit cards for strata payments—we deal with trust accounts for strata corporations.
Your manager gets to know your independent strata intimately. When they’re sick or on vacation, we have support staff and senior managers who are always available to answer your questions; however, there may be things that your assigned manager may have to handle when they are back to the office. In the meantime, we will be able to respond to emergencies, general inquiries, and still conduct the day-to-day activities required of a management company.
Our request forms are listed on our website and can be filled out online. Once finished, your request form can be emailed to the respective agent in our forms department which will be listed at the bottom of the document.
For strata documents, we accept:
Tenancy Agreement
A tenancy agreement is a contract between a tenant and their landlord. It outlines:
Condition Report
A “walk-through” is conducted prior to tenancy to confirm the condition of the home when the tenant moves in to assist with the eventual move out by ensuring there has been no damage caused by the tenant, or that any pre-existing damage was noted at the time of initial tenancy.
The report should be filled out right before the tenant first moves into the property.
For example: if there’s a big scratch on one of the walls before the tenant moves in, that’s not the tenant’s responsibility. Their damage deposit can’t be used to fix the scratch, and the damage gets put on the conditioning report.
Strata Property Act
The legal framework that all strata corporations and strata owners must follow in BC. This framework is affected by judicial decisions from court cases and other legislation.
Capital Planning
A budget put in place for annual maintenance, such as:
Contingency Fund
A fund set aside for emergency needs, such as water or fire damage.
Agency Agreement
An agency agreement is a document that the strata corporation and property management company both need to sign. It gives a general outline of the services that are going to be provided and the length of the contract. It also includes the disbursements and management fees.
Proposal
The proposal is a document that is unique to each strata corporation (or board of directors). It outlines the services you’ll receive and breaks down the fees. It also covers HomeLife’s terms and conditions and company history.
Strata Fees
Collective fees divided between all strata owners. These fees are approved annually by owner votes. The fees cover all common expenses, such as:
Depreciation Reports
A report which helps the strata corporation plan and pay for any maintenance of the development’s common property, such as:
Budget Shortfall
If the budget goes over its specified amount, a special levy is put in place to fund the difference—which all owners must add to their existing strata fees.
Form B
Form B is an informational form that covers a number of details regarding the home/strata lot. It’s typically requested during the sale of a home. Some examples of what’s in this form are:
Form F
Form F is a form that’s required during the sale of a home. It formally states that there are no outstanding fees on that unit and that the homeowner is in good standing with the strata corporation or homeowners corporation.
Form K
Form K is a form that must be signed by the renter of a unit in a strata development. It confirms the tenant has received a copy of the corporation’s bylaws and agrees to abide by them.
Common Property
Common property is all land and building areas that aren’t a part of a particular strata unit, such as:
Employee Bonding
An agreement put in place that protects the strata against theft or damage by a hired worker (e.g. a contractor). If the worker causes damage to the strata development, they have to pay for the repairs.
Strata Trust Account
A bank account kept strictly for all strata funds (which means the account is legally under the name ‘Strata Corporation’).
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Proposal
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HomeLife Advantage Realty has been providing clients throughout Chilliwack, Abbotsford, and British Columbia with comprehensive strata management and rental management services since 1993. All of our services for strata councils, landlords, renters, First Nations properties, and developers are performed by our highly skilled and experienced managers.
