What is a Strata Plan? A strata plan divides land or land and buildings into lots and common property and is regulated by the new Strata Property Act. Phased Strata Phased strata applications can be considered by the Approving Officer to allow buildings on a site to be constructed in sequenced phases, with strata lots in earlier phases sold in order to raise funds to complete subsequent phases. A strata plan is registered after the first phase is completed, and as the development progresses, each subsequent phase is merged with the original strata plan. When the development is complete, there will be one strata plan for the entire development. Bare Land Strata Unlike a conventional strata plan, the boundaries of bare land strata lots are defined on land, much like a conventional legal parcel, instead of by the floors, walls and ceilings of a building. In general, most bare land strata developments have private access roads, for which all owners are responsible for maintaining, as well as any other common infrastructure, utilities such as sewer and water lines, amenities or facilities. In many parts of the Province, bare land strata plans are registered for mobile home parks, recreational developments and “gated communities”. Subdivision of Strata Lots and Other Amendments Approval is required to further subdivide existing strata lots in buildings, to ensure that the proposed amendment to the strata plan complies with all applicable governing by-laws. A resolution from the strata corporation approving the amendment may be required in some circumstances. Part 15 of the Strata Property Act details these and other requirements. Other Approvals The Superintendent of Real Estate, an agency of the Provincial government, may need to approve various schedules that accompany strata plans, for both new and existing buildings, prior to registration. Disputes between Strata Owners The Strata Property Act does not contain any provisions which permit government intervention in the affairs of a strata corporation. |