What Are Property Ownership Types in BC?

In British Columbia, property ownership in strata developments (including condos, townhomes, and masterplan communities) is divided into three types: common property (shared by all owners), limited common property (shared but designated for specific units), and private property (individually owned strata lots). Understanding these distinctions is critical for buyers, owners, and investors because it affects rights, responsibilities, and costs.

These various types of ownership are governed under the Strata Property Act, which outlines how strata corporations operate.

Visual Guide: Property Ownership Types in BC

1. Common Property in BC

What Is Common Property?

Common property refers to areas that are shared by all owners in a strata development.

Examples of Common Property:

• Hallways

• Elevators

• Lobbies

• Roofs

• Exterior walls

• Parking garages (in some cases)

Key Features:

• Owned collectively by all strata owners

• Managed by the strata corporation

• Maintenance costs are shared by all through strata fees

Why It Matters:

If repairs are needed (e.g., roof replacement), all owners contribute financially, even if they don’t directly use the space.

2. Limited Common Property (LCP)

What Is Limited Common Property?

Limited Common Property (LCP) is shared property that is designated for the exclusive use of one or more specific strata lots.

Common Examples:

• Balconies

• Patios

• Assigned parking stalls

• Storage lockers

Key Features:

• Not owned individually, but usage is restricted

• Designated in the strata plan or bylaws

• Maintenance responsibilities can vary

Maintenance Rules:

• The strata may be responsible for structural repairs

• The owner may be responsible for day-to-day upkeep

3. Private Property (Strata Lot)

What Is Private Property?

Private property—also called a strata lot—is the portion of the property that you fully own.

Examples:

• Interior of your condo unit

• Interior walls

• Flooring and fixtures

Key Features:

• Owned individually

• Owner is responsible for maintenance and repairs

• Subject to strata bylaws and rules

Important Note:

Even though you privately own your unit, you must still follow strata bylaws (e.g., bylaws pertaining to renovations, noise rules, or pet ownership).

Why Property Type Matters When Buying

Understanding property types helps you avoid costly surprises.

1. Maintenance Costs

• Common property = shared expenses

• LCP = mixed responsibility

• Private = owner pays

2. Usage Rights

• Not all “exclusive” spaces are truly owned

3. Resale Value

• Well-maintained common areas increase property value

Common Mistakes Buyers Make

❌ Assuming a balcony is privately owned

Many buyers don’t realize balconies are often limited common property

❌ Not reviewing strata documents

Important details such as the ownership of parking stalls or storage lockers can be found in the strata plan and strata Form B

❌ Ignoring maintenance obligations

Unexpected costs can arise if responsibilities are unclear

FAQ

What is common property in BC?

Common property includes shared areas in a strata development, such as hallways, roofs, and elevators, owned collectively by all strata owners.

What is limited common property?

Limited common property is shared property designated for the exclusive use of specific units, such as balconies, parking stalls, or storage lockers.

What is private property in a strata?

Private property, or a strata lot, is the individually owned portion of a unit, including the interior living space.

Who is responsible for repairs in strata properties?

Responsibility depends on the property type: strata corporations handle common property, owners handle private property, and limited common property responsibilities vary.

Final Thoughts: Know What You Own

In British Columbia, understanding the difference between common property, limited common property, and private property is essential when buying into a strata.

It affects:

• Your costs

• Your responsibilities

• Your rights as an owner

Before purchasing, always:

• Review the strata plan

• Read bylaws carefully

• Ask questions about maintenance responsibilities

Keywords:

• property ownership types BC

• common property vs limited common property

• strata property BC explained

• what is limited common property BC

• strata lot definition Canada

End of life planning is never an easy topic to discuss, but it’s one of the most important steps you can take to protect your family emotionally and financially and ensure that your wishes are respected. This guide outlines the essential steps for end-of-life planning in British Columbia, including wills, powers of attorney, healthcare decisions, and estate preparation. Whether you're planning ahead for yourself, or helping a loved one get organized, these steps can provide clarity, reduce stress, and avoid legal complications down the road.

What Is End-of-Life Planning in British Columbia?

End-of-life planning refers to the legal, medical, and financial preparations that ensure your wishes are followed if you become incapacitated or pass away.

In British Columbia, a complete end-of-life plan typically includes:

• A legally valid will

• An executor (or executors) to manage your estate

• An Enduring Power of Attorney

• A Representation Agreement for healthcare decisions

• Advance care planning

• Organized financial and legal documents

• Funeral or memorial planning

The following steps can help prevent family conflict, legal delays, and unnecessary financial stress for you and your loved ones.

10 Essential Steps for End-of-Life Planning in BC

1. Create a Legally Valid Will

A will is the foundation of estate planning in British Columbia. It specifies how your assets will be distributed and who will manage your estate after your death.

Your will should include:

• A list of beneficiaries

• The distribution of assets and property

• Appointment of an executor or executors

• Guardianship instructions for minor children (if applicable)

If you die without a will in BC, provincial laws determine how your estate is distributed, which may not reflect your wishes.

Tip: Review your will every few years, or after major life changes such as marriage, divorce, or the acquisition of substantially valuable property such as businesses or real estate.

2. Appoint an Executor for Your Estate

An executor is responsible for administering your estate according to your will.

Executor responsibilities typically include:

• Paying debts and taxes

• Filing final tax returns

• Managing estate assets

• Distributing inheritances to beneficiaries

• Communicating with financial institutions

Choose someone who is organized, trustworthy, and capable of handling administrative responsibilities.

Tip: Some people appoint a lawyer, an accountant, or a trust company if their estate is complex or there are complicated family dynamics at play.

3. Establish an Enduring Power of Attorney

An Enduring Power of Attorney (EPOA) allows a trusted individual to manage your financial and legal affairs if you become mentally incapacitated.

This person may handle tasks such as:

• Paying bills

• Managing investments

• Handling real estate transactions

• Managing bank accounts

Without an EPOA, your family may need to apply to court to manage your finances, which can be time-consuming and expensive.

4. Create a Representation Agreement

In British Columbia, a Representation Agreement allows you to appoint someone to make healthcare and personal care decisions if you are unable to communicate your wishes.

Your representative may make decisions about:

• Medical treatments

• Living arrangements

• Long-term care facilities

• Personal support services

This document ensures someone you trust can advocate for your medical care.

5. Prepare an Advance Care Plan

Advance care planning documents your healthcare preferences in case you cannot speak for yourself.

You may want to outline your wishes regarding:

• Life support treatments

• Resuscitation (DNR orders)

• Palliative care

• Organ donation

Discussing these decisions with family members and healthcare providers can prevent confusion and emotional stress later.

6. Organize Important Legal and Financial Documents

When someone passes away, families often struggle to locate critical paperwork. Organizing your documents ahead of time can make the estate administration process much easier.

Important documents to gather include:

• Your will and legal agreements

• Insurance policies

• Pension and retirement account details

• Bank and investment accounts

• Mortgage and loan documents

• Government identification

• Property ownership records

Consider storing copies in a secure location and informing your executor where they are kept.

Tip: Keep duplicate copies of the above documents in a location outside of your house in case of incidents such as fires or flooding. Lawyers and banks will often offer options for secure document storage.

7. Review Life Insurance and Financial Benefits

Life insurance and pension benefits can provide important financial support to your loved ones.

Make sure to:

• Update beneficiaries regularly

• Review coverage levels

• Inform your executor about existing policies

These funds often bypass the estate and go directly to beneficiaries, which can provide faster financial assistance and allow for efficient tax planning.

8. Plan Funeral or Memorial Arrangements

While funeral wishes are not legally binding in a will, documenting your preferences can provide valuable guidance to your family.

You may wish to specify:

• Burial or cremation preferences

• Cultural or religious traditions

• Type of memorial service

• Special music, readings, or other customized celebration preferences

Some individuals also choose to pre-arrange or pre-pay funeral services to reduce the burden on family members.

9. Talk to Your Family About Your Wishes

One of the most important aspects of end-of-life planning is communication.

Discuss your plans with trusted family members so they understand:

• Your healthcare preferences

• Who holds power of attorney

• Who your executor is

• Where your important documents are stored

These conversations can prevent misunderstandings and ensure your wishes are honored.

10. Review and Update Your Plan Regularly

Life circumstances change, and your end-of-life plan should evolve accordingly.

Review your plan after events such as:

• Marriage or divorce

• Birth of children or grandchildren

• Buying or selling property

• The acquisition or disposition of significant or sentimental assets and items

• Retirement or major financial changes

Regular reviews ensure your plan remains accurate and legally valid.

11. (Bonus) Build a Strong Team

When your loved ones are grieving your loss, it can be overwhelming to have to search for, interview and vet lawyers, real estate agents and accountants. If your successors don’t know who you made your plans with, that’s no different than starting from scratch.

Before you fall ill or pass away, connect with the following:

• Estate Lawyer

• Real Estate Lawyer

• Banker

• Accountant

• Investment Advisor

• Real Estate Agent

• Funeral Planner

Tip: Once you’ve selected a competent, trustworthy team, provide the contact details for each of those individuals to your executor and anyone who may be granted Power of Attorney.

End-of-Life Planning Checklist for BC Residents

Use this checklist to confirm your planning is complete:

✓ Create or update your will
✓ Appoint an executor
✓ Establish an Enduring Power of Attorney
✓ Create a Representation Agreement
✓ Document your advance care plan
✓ Organize important financial and legal documents
✓ Review life insurance and pension beneficiaries
✓ Document funeral or memorial preferences
✓ Discuss plans with family members
✓ Review your plan every few years
✓ Build your team

Why End-of-Life Planning Is Important

Proper end-of-life planning offers several benefits:

• Reduces stress for your loved ones

• Ensures your medical wishes are respected

• Protects your financial assets

• Minimizes taxes

• Avoids legal complications and delays

• Provides peace of mind for you and your family

Even completing a few key steps can significantly simplify matters for those you leave behind.

Frequently Asked Questions

What happens if you die without a will in British Columbia?

If you die without a will, your estate is distributed according to BC’s intestacy laws. This means the court decides how your assets are divided among your spouse, children, or other relatives.

Do I need a lawyer to create a will in BC?

While it is possible to create a will without a lawyer, legal guidance is often recommended, particularly if you own property, have significant assets, or have a blended family.

What is the difference between a power of attorney and a representation agreement?

A Power of Attorney covers financial and legal decisions, while a Representation Agreement covers healthcare and personal care decisions.

Both are important components of end-of-life planning in British Columbia.

Final Thoughts

Preparing for the end of life may feel overwhelming, but it is ultimately an act of care for the people closest to you. By putting the proper legal and financial documents in place and communicating your wishes clearly, you can ensure that your family is supported and your decisions are respected.

Starting the process today can make a meaningful difference tomorrow.

Feel free to reach out if you need help getting started with any of the above, or if you have questions related to how real estate works in events of compromised health or end of life.

🤔 What is the ‘Foreign Buyer Ban’ Anyways?

If you’ve been following Canadian real estate news, you’ve likely heard about the Prohibition on the Purchase of Residential Property by Non-Canadians Act, commonly referred to as the ‘Foreign Buyer Ban.’ This legislation, which was initially rolled out on January 1 2023 and is currently in effect through to January 1 2027, was introduced as an attempt to address housing affordability in major national markets by restricting foreign ownership of real estate.

While the headline may sound absolute, the reality of the situation is more nuanced. There are several key exemptions built into the Act—meaning some non-Canadians are still eligible to buy property in Canada.

🍁 Who Is Considered a “Non-Canadian”?

Under the Act, the definition of a “non-Canadian” includes:

• Individuals who are not a Canadian citizen, permanent resident, or a person registered as an Indian under the Indian Act

• Corporations not incorporated at either the provincial or federal level in Canada

• Canadian corporations controlled by non-Canadians

• A prescribed person or entity

✅ Who May Be Eligible For an Exemption?

But there are several categories of individuals and entities that are exempt from the prohibition. Here’s a breakdown of who qualifies for an exemption under the current rules.

1. International Students

International students may be eligible to buy a home in Canada if they meet all of the following criteria:

• They’ve filed tax returns in Canada for at least 5 years.

• They’ve been physically present in Canada for a minimum of 244 days per year in each of those years.

• The property being purchased is less than $500,000.

• They have not purchased any other residential property in Canada.

2. Foreign Workers

Temporary foreign workers may also be exempt from the Foreign Buyer Ban if they:

• Hold a valid work permit or are authorized to work in Canada.

• Have worked full-time in Canada for at least 3 of the past 4 years.

• Have filed income tax returns in Canada for at least 3 of those years.

3. Refugees and Protected Persons

Individuals who have been granted refugee status or are considered protected persons under Canadian immigration law and are not subject to the ban. This reflects Canada’s commitment to human rights and support for those seeking asylum.

4. Diplomats and Foreign Mission Staff

Members of foreign missions—including diplomats and consular staff—who are accredited by Global Affairs Canada and have been posted to Canada are allowed to purchase residential property.

5. Spouses or Common-Law Partners of Canadians

If a non-Canadian is buying property jointly with their Canadian or permanent resident spouse or common-law partner, the purchase is allowed—even if the non-Canadian would otherwise be prohibited.

6. Certain Types of Properties and Locations

The ban only applies to residential properties in urban areas, specifically Census Metropolitan Areas (CMAs) and Census Agglomerations (CAs). That means:

• Rural properties, vacation cottages, and recreational land outside of urban boundaries are often exempt.

• The Act does not apply to commercial real estate, multi-unit buildings with four or more units, or industrial properties.

This map is incredibly useful in identifying those relevant areas.

7. Property Transfers Through Legal Means

The ban does not apply to properties obtained through inheritance, divorce settlements, or other legal proceedings, such as debt recovery or court orders.

💭 Final Thoughts

While Canada’s foreign buyer ban has introduced significant restrictions, it's not a blanket prohibition. Several categories of non-Canadians can still purchase homes if they meet the right criteria.

If you’re unsure whether or not you qualify under one of these exemptions, it’s always wise to consult with a real estate professional and/or legal advisor.

Have questions about how the Foreign Buyer Ban could affect your plans or your property? Let’s talk—I’d be happy to guide you through your options!

Disclaimer:
This article is for informational purposes only and should not be considered as financial, legal, or professional advice. Matthew Carson and RE/MAX Camosun make no representations as to the accuracy, completeness, or suitability of the information provided. Readers are encouraged to consult with qualified professionals regarding their specific real estate, financial, and legal circumstances. The views expressed in this article may not necessarily reflect the views of RE/MAX Camosun or its agents. Real estate market conditions and government policies are subject to change, and readers should verify the latest updates with appropriate professionals.

❓ What is Poly-B Piping and Where Do I Find It?

Polybutylene (Poly-B) was widely used in residential plumbing systems from the late 1970s through the mid-1990s. The National Plumbing Code of Canada banned Poly B piping in 1997, and the government of Canada officially banned its use in 2005. While it was initially favoured for its cost-effectiveness and ease of installation, it has since been associated with a higher risk of failure due to deterioration over time. Safety and insurance issues make identifying Poly-B piping in your home a priority, especially if you’re planning on buying or selling a property.

🔍 Key Characteristics of Poly-B Piping

• Colour: Typically grey, but can also be found in blue, black, white, or silver. Poly-B pipes were often connected using copper, brass, or plastic (acetal) fittings.

• Stamping: Often marked with “PB2110,” “CSA-B 137.8,” or similar codes.

• Material: Flexible plastic resin, unlike rigid materials like copper or PVC.

• Diameter: Commonly ½” to 1” in diameter.

• Usage: Exclusively used for water supply lines; not for waste, drain, or vent piping. Some installations may have used copper "stub-outs" (short copper sections) at fixtures, while the main lines are Poly-B.

🏠 Common Locations to Inspect

• Interior:

  • Under sinks and toilets.

  • Near the water heater.

  • In unfinished basements or attics.

  • Behind access panels (such as ceiling tiles) or drywall.

• Exterior:

  • At the main water shut-off valve.

  • At the water meter.

  • Where the water line enters the home through the basement wall or floor.

⚠️ I found Poly-B. So what?

Due to the aforementioned increased failure rate of Poly-B, almost every insurer is at this point will not bind a policy on a home with Poly-B plumbing (and the ones that do will charge you an arm and a leg.) Most lenders will not issue mortgages on uninsured properties, so dealing with your Poly-B problem is essentially a must.

🛠️ What Are My Options?

• Buying:

  If there’s no mention of Poly-B on either the Property Disclosure Statement or a Seller’s Disclosure of Material Latent Defect Form, and you or your home inspector finds some, immediately bring the issue to your real estate agent’s attention so they can negotiate a solution and ensure your ability to close the deal.

• Selling:

  Poly-B can be an expensive problem to fix. If you don’t have the up-front funds for a full plumbing-overhaul, some insurers will accept the bandaid solution of having a professionally installed water mitigation device. The device must be ULC/CSA approved, have a minimum of 4 water sensors, and a water flow device that will automatically shut water off. The device must also either be centrally monitored, or connected to your cellphone with notifications.

  You can also pre-emptively ask for Poly-B remediation quotes from various plumbers, and the buyers and their insurer can ultimately decide how to proceed. You will likely have to either lower your asking price, or pay for the work yourself in order to get the property sold.

Hopefully this information helps! If you have any questions about Poly-B piping or real estate in general, feel free to reach out and I’ll do whatever I can to assist.

Although wildfires are a relatively rare occurrence on Vancouver Island compared to other parts of British Columbia, the recent Grass Lake and Old Man Lake wildfires near Sooke are an excellent reminder of best practices when buying real estate in proximity to an active fire.

As base insurance policies include fire coverage, many insurance providers will not bind (issue) policies on properties within a certain radius (typically 25-50kms) of an active, uncontained wildfire. If you don't have insurance in place prior to your transaction completion date, then your mortgage issuer might not fund your mortgage. Without financing, your deal could collapse, and you might find yourself to be in breach of contract in addition to the forfeiture of your deposit.

The following steps can help to mitigate risk, uncertainty, and stress when hunting for real estate during BC’s wildfire season, and ultimately protect your interests in a transaction.

• Talk about it: Prior to your first showing, communicate your concerns and ask your REALTOR® about the potential impact of a wildfire on a transaction, and the best practices for reducing or eliminating these impacts. Addressing your anxieties and having a well-formulated plan from the get-go will allow you to shop with confidence.

• Be wildfire aware: If you’re searching for property during wildfire season (from April to October) you should regularly check the BC Wildfire Map for new fires or changes to existing fires in your area.

• Include a fire-specific property insurance clause in your offer: A prudent REALTOR® will recommend that you include not only a clause in your offer noting that the offer is subject to the property and buyer qualifying for insurance coverage, but a further clause that allows the buyer to extend the transaction completion date if insurance is unavailable due to a nearby wildfire.

• Shop for a quote as soon as possible: Don’t wait until after the subject removal period has lapsed to search for an insurance provider. You want to leave yourself enough time to shop around for the best coverage and rates, and ask your potential provider any questions that you might have. If there isn’t suitable coverage available, you can try to push your closing date, exercise use of the Home Buyer Rescission Period, or decline to remove your ‘subject to insurance’ condition.

• Ask potential insurance providers the right questions: Remember—a quote is just an insurance provider's estimate of how much a certain policy will cost, not a guarantee of coverage! When you receive your quote, ask the provider how they handles situations in which a wildfire breaks out prior to closing. Some providers will still bind the policy if there was offer and acceptance of a quote before the wildfire became active, but some providers might pull their offer. You should also ask about deductibles, wildfire versus house fire coverage, mass evacuation coverage, and coverage limits.

• Once a policy has been found, lock it in: Time permitting, try to get your insurance in place three to four weeks prior to the deal closing -there is no reason to leave it to the last minute.

• Communicate early and often: Although there might not be an active wildfire in the area when you write your offer, that doesn’t mean that one won’t pop up before your deal closes. If a wildfire does break out mid-transaction, get in touch with your agent as soon as possible in case additional steps need to be taken with the seller or any service providers.

Wildfires are an unfortunate fact of life in British Columbia, but they don’t have to get in the way of your property ownership dreams. Working with a knowledgeable, competent agent will ensure that your interests are looked after -regardless of what Mother Nature has in store.

If you have any further insurance or real estate questions or concerns, feel free to call or text 250.888.6440 , or email info@matthewcarsonrealtor.com !