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STRATA RULES

Approving a strata repaint in BC: majority vote, 3/4 vote and special levies

Art Vision team · October 2026 · 6 min read

KEY TAKEAWAYS

  • Spending from the contingency reserve fund generally needs a 3/4 vote.
  • A majority vote is usually enough if the most recent depreciation report recommends the work.
  • A special levy needs a 3/4 vote.
  • Bring a written scope, a price, a schedule and the contractor's documents to the meeting.

A repaint is one of the largest expenses most townhouse complexes face, so how it is approved matters as much as who paints it. This is a plain-language summary, not legal advice: confirm the details for your strata with your property manager or a lawyer.

How a repaint is usually funded

  • The operating budget: for small, routine painting and touch-ups.
  • The contingency reserve fund (CRF): for planned, larger work.
  • A special levy: when the CRF cannot cover it, or the owners prefer not to draw it down.

Which vote applies

Spending from the CRF generally needs a 3/4 vote at a general meeting. The exception that matters for painting: if the work is repair, maintenance or replacement of common property recommended in the strata's most recent depreciation report, a majority vote is usually enough. The Civil Resolution Tribunal has applied this to a painting project identified in a depreciation report. A special levy needs a 3/4 vote. For a summary, see BCREA's strata update.

Emergency spending without a vote is limited to genuine emergencies, such as preventing significant loss or damage. A planned repaint is not one.

What the council needs before the meeting

  • A written scope that names every surface and matches the depreciation report.
  • A contractor price, with how wood rot and extras will be handled.
  • A schedule by building, and how residents will be notified.
  • The contractor's certificate of insurance and WorkSafeBC clearance letter.
  • References from other strata councils.

Owners vote with more confidence when they can see the real number next to the report's estimate.

This guide is general information for strata councils and property managers in British Columbia, not legal advice. Check your registered bylaws and the current Strata Property Act, or ask your property manager or a lawyer, before relying on it for a decision.

More guides

All guides
PlanningHow often should a strata repaint in Metro Vancouver?Typical repaint cycles for siding, stucco, trim and railings on the coast, what shortens them, and the signs that say it is time. 6 min readRead guide → Depreciation reportsPainting and your depreciation report: how to plan the repaintHow to read the painting lines in your depreciation report, what changed in 2024, and how to turn an estimate into a price the council can vote on. 7 min readRead guide → ResidentsHow much notice do residents need before exterior painting?The difference between a schedule notice and a notice of entry, the 48-hour rule in the standard bylaws, and what a good notice says. 5 min readRead guide →

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