Condo Smarts May 21, 2025
Mail Strike and Notice Challenges

Dear Tony: With the looming postal strike, again, how do we manage strata corporations that are not fully on email permitted notice? I have 5 properties alone that notice should be sent out by June 10th, but we will be delaying and hampered by postal delays. In addition, we desperately need to the meetings to approve the annual budgets, loans for insurance and levies to meet the basic financial requirements of the Act. Most companies do not have the resources to manage hand to hand delivery, especially in large buildings. If we do end up accidentally missing someone, does this mean we have to postpone or reschedule the meeting, or would it make our meeting results vulnerable. KDR

Dear KDR: The Strata Property Act permits a variety of notice options. Under the Act, a notice or other record or document that the strata corporation is required or permitted to give to a person under this Act, the bylaws or the rules must be given to the person, if the person has provided the strata corporation with an address outside the strata plan for receiving notices and other records or documents, by leaving it with the person, or by mailing it to the address provided, or if the person has not provided the strata corporation with an address outside the strata plan for receiving notices and other records or documents, by leaving it with the person, by leaving it with an adult occupant of the person's strata lot, by putting it under the door of the person's strata lot, by mailing it to the person at the address of the strata lot, by putting it through a mail slot or in a mailbox used by the person for receiving mail, by faxing it to a fax number provided by the person, or by emailing it to an email address provided by the person for the purpose of receiving the notice, record or document. The notice, record or document may be addressed to the person by name, or to the person as owner or tenant. A notice or other record or document that is given is conclusively deemed to have been given 4 days after it is left with an adult occupant, put under the door, mailed, put through the mail slot or in the mailbox, faxed or emailed. If there are volunteers/council members in the building willing to deliver notices, have at least 2 people assume the responsibility and either deliver by hand, put in under the door or have a courier service deliver the notice to the strata lot. A quick photo of the delivery or the courier receipt will be sufficient evidence. Prior to the notice requirements, you may want to start an email notice campaign to alleviate the costs, and stream line notice requirements. Have owners complete an authorization form consenting to the notice by email, and that it is their obligation to update any changes to that information.

tony@choa.bc.ca
Tony Gioventu, Executive Director CHOA

Kindly note CHOA is a member-based, non-profit association. If your strata is not currently a CHOA member please consider joining – membership details are posted on our website at: https://www.choa.bc.ca/about-choa/join-choa/