Strata Council in a Triplex or Fourplex
In a BC strata with fewer than 4 homes or fewer than 4 owners, every owner sits on the council under Standard Bylaw 9. A triplex therefore has a council of all three owners. A fourplex with four owners elects its council at the annual general meeting, like a larger building. This guide explains how meetings and votes work and what the council must do.
Questions about this guide: Gary Paul, REALTOR®, Personal Real Estate Corporation, Grand Central Realty, 778-828-7476
Key Topics
Who sits on council
Under Standard Bylaw 9, a strata with fewer than 4 homes or owners has every owner on the council. Otherwise the standard bylaws set a council of 3 to 7 members, elected at each annual general meeting.
One owners' meeting a year
The annual general meeting must be held no later than 2 months after the end of the strata's fiscal year (section 40), with at least 2 weeks' written notice (section 45).
One home, one vote
Each home has one vote at owners' meetings (section 53). When every owner is on the council, each home also has one vote at council meetings (section 29).
Minutes record every vote
The strata must keep minutes of its meetings, including the results of any votes (section 35). As a buyer, the minutes show you how the owners make decisions.
The budget is a majority vote
The owners approve the yearly budget, and with it the strata fees, by majority vote at the annual general meeting. A special levy needs a 3/4 vote (section 108).
The council's legal duty
Council members must act honestly and in good faith, in the best interests of the strata, with the care of a reasonably prudent person (section 31).
How Many Owners Have to Agree
The law counts the votes cast at the meeting, one per home. The counts below assume every owner attends and votes.
| Decision | Vote needed | Triplex | Fourplex |
|---|---|---|---|
| Approve the yearly budget | Majority | 2 of 3 | 3 of 4 |
| Change a bylaw | 3/4 | 3 of 3 | 3 of 4 |
| Approve a special levy | 3/4 | 3 of 3 | 3 of 4 |
| Demand a special meeting | 20% of votes | 1 of 3 | 1 of 4 |
Our view
In a building this small, the rules matter less than the people. Three owners who talk to each other will run a triplex well with very little paperwork. Three who do not will find that every bylaw change needs all of them.
So before you buy, read the minutes and, if you can, meet the other owners. Talk to our team if you would like help with the documents for a home you are considering.
Where these rules come from
- Strata Property Act, Schedule of Standard Bylaws (bylaw 9, council size), BC Laws. Current consolidation, accessed October 8, 2026.
- Strata Property Act, Part 4: Governance (sections 25 to 65), BC Laws. Current consolidation, accessed October 8, 2026.
- Strata Property Act, Part 3: Duties of the company that created the strata (sections 5 to 24), BC Laws. Current consolidation, accessed October 8, 2026.
- Strata Property Act, Part 6: Finances (sections 91 to 118), BC Laws. Current consolidation, accessed October 8, 2026.
- Strata Property Act, Part 7: Bylaws and rules (sections 119 to 138), BC Laws. Current consolidation, accessed October 8, 2026.
- Budgeting and strata fees, Government of British Columbia. Published April 22, 2024, accessed October 8, 2026.
General information only. The council and meeting rules on this page are as published in BC's Strata Property Act and its standard bylaws on the dates noted, and a strata can change some of them by filing its own bylaws. None of this is legal advice. Before you buy, read the documents for the home you want and ask a BC real estate lawyer about anything that concerns you.
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Key Takeaways
- In a strata of fewer than 4 homes or owners, every owner is on the council.
- A fourplex with four owners elects its council at the annual general meeting.
- Each home has one vote at owners' meetings.
- Meetings need at least 2 weeks' written notice; the annual meeting is due within 2 months of year end.
- Owners holding 20% of the votes can demand a special meeting.
- Council members must act honestly, in good faith and with reasonable care.
Frequently Asked Questions
How does strata council work in a triplex?
In a triplex every owner is on the council. Under BC's Standard Bylaw 9, if a strata has fewer than 4 homes or fewer than 4 owners, all the owners are on the council, unless the strata has filed its own bylaws that change this. With every owner on the council, each home has one vote at council meetings under section 29 of the Strata Property Act, so two owners agreeing is a majority.
Is every owner on council in a fourplex?
Not automatically. The all-owners rule in BC's Standard Bylaw 9 applies only to a strata with fewer than 4 homes or fewer than 4 owners. A fourplex with four separate owners follows the general rule: the standard bylaws set a council of 3 to 7 members, elected by the owners at each annual general meeting. In practice the owners can elect all four, but the law does not require it.
What happens at an annual general meeting?
The owners approve the budget for the coming year, which sets the strata fees, and in a strata of 4 or more owners they elect the council. They can also vote on bylaw changes and special levies. Under BC's Strata Property Act the meeting must be held no later than 2 months after the end of the strata's fiscal year, and owners must get at least 2 weeks' written notice.
How many owners must attend for a meeting to count?
Under section 48 of BC's Strata Property Act, owners holding 1/3 of the strata's votes must attend in person or by proxy, unless the bylaws set a different number. If the strata has fewer than 4 homes or fewer than 4 owners, the number is 2/3 of the votes. In a triplex, that means at least two of the three owners must be at the meeting for it to make decisions.
When can owners call a special general meeting?
Owners holding at least 20% of the strata's votes can demand a special general meeting in writing, under section 43 of BC's Strata Property Act, and each person making the demand must sign it. In a triplex or fourplex, one owner holds more than 20% of the votes, so a single owner can make the demand. The meeting still needs at least 2 weeks' written notice.
Can I vote by proxy at a strata meeting?
Yes. Under section 56 of BC's Strata Property Act, you can appoint someone to vote for you at an owners' meeting. The appointment must be in writing and signed by you. Most people can act as a proxy, though the law limits when an employee of the strata or a strata manager may do so. Check the strata's bylaws too, since they can add rules about proxies.
When do owners take over a new multiplex building?
At the first annual general meeting. Under section 16 of BC's Strata Property Act, the company that created the strata must hold it within the 6 weeks that start when more than half the homes are sold, or 9 months after the first home is sold, whichever comes first. It also sets the first year's budget, and if costs come in higher it must pay the difference after that meeting.
What legal duty does a strata council member have?
Under section 31 of BC's Strata Property Act, each council member must act honestly and in good faith with a view to the best interests of the strata corporation, and use the care of a reasonably prudent person. In a triplex, where every owner is on the council, this duty applies to you from the day you take ownership.
What should a buyer check about how a small strata is run?
Read the minutes of recent meetings and the bylaws as filed. Look for how decisions were made, whether meetings were held on time, how repairs were paid for, and any disagreement between owners. In a new building, ask when the first annual general meeting is due. Make your offer subject to reading these documents, so you can cancel if they show a problem.
Living Articles
Strata for Multiplex Homes
Who decides what in a small strata, and the documents to read.
Strata Bylaws
The rules your council enforces and how they change.
How Much Are Strata Fees on a Multiplex Home?
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