Strata Insurance for Multiplex Homes
In a BC strata, the strata insures the whole building and you insure what is yours. The strata's policy must cover the building at full replacement value and carry at least $2 million of liability cover. Your own policy covers your belongings, your improvements, your liability, a place to stay after a loss, and the strata's deductible if you are asked to pay it. Here is how the two fit together.
Questions about this guide: Gary Paul, REALTOR®, Personal Real Estate Corporation, Grand Central Realty, 778-828-7476
Key Topics
The strata insures the building
The strata must insure the buildings on the strata plan and the common property at full replacement value, against perils such as fire, water escape and windstorm (section 149).
You insure what is yours
The BC government advises owners to insure their belongings, improvements to their home, personal liability, living costs after a loss, and the strata's deductible.
Who pays the deductible
A deductible is normally a shared cost paid through strata fees. If a loss starts in your home and you are responsible, the strata can charge it to you, even if you were not negligent.
Deductibles can be large
The BC government says strata deductibles can range from $100,000 to $750,000 or more, depending on the number of homes and the claims history. Ask what the building's deductible is.
Reviewed every year
The strata must review its insurance each year, report on it at the annual general meeting, and tell owners about material changes, including a higher deductible (section 154).
Notice before cover changes
An insurer or agent must give the strata 30 days' notice before it declines to renew the policy or makes a material change, so the strata has time to find cover.
Who Insures What
The strata's policy
- The buildings on the strata plan, at full replacement value
- Common property and the strata's shared assets
- Liability of the strata, at least $2 million
Your own policy
- Your belongings
- Improvements to your home
- Your personal liability
- Living costs if you must move out after a loss
- The strata's deductible, if it is charged to you
Our view
The deductible is the number to find before you buy. In a small building, a leak that starts in your home can put the whole deductible on you, so your own policy needs to cover it.
Ask for the insurance summary early, and send it to your broker with the address. Talk to our team if you would like help gathering the documents for a home you are considering.
Where these rules come from
- Insurance for strata corporations, Government of British Columbia. Published July 23, 2025, accessed October 8, 2026.
- Strata owner and tenant insurance, Government of British Columbia. Published July 23, 2025, accessed October 8, 2026.
- Strata Property Act, Part 9: Insurance (sections 149 to 160), BC Laws. Current consolidation, accessed October 8, 2026.
General information only. The insurance rules and the deductible range on this page are as published by the BC government and in the Strata Property Act on the dates noted. They are not insurance or legal advice. Insurance terms differ by policy, so review cover for the home you want with a licensed insurance broker before you buy.
Be first to see new projects coming soon
Get the free Buyer Guide and early access to new multiplex projects in Greater Vancouver, before they're publicly listed.
Key Takeaways
- The strata insures the building at full replacement value, with at least $2 million of liability cover.
- You insure your belongings, improvements, liability, living costs after a loss, and the strata deductible.
- A deductible is shared through fees, unless you are responsible for the loss.
- The BC government says strata deductibles can range from $100,000 to $750,000 or more.
- The strata reviews its insurance yearly and must tell owners about a higher deductible.
Frequently Asked Questions
What does strata insurance cover in a multiplex?
The strata's policy covers the buildings shown on the strata plan, the common property and the strata's shared assets, at full replacement value, which is the cost to rebuild. It must cover perils such as fire, lightning, smoke, windstorm, hail, explosion and water escape, under section 149 of BC's Strata Property Act. It must also include liability cover of at least $2 million. It does not cover your belongings or your personal liability.
What insurance do I need as a strata owner?
The BC government advises strata owners to buy their own policy that covers household contents, improvements made to the home by current and past owners, personal liability for damage or injury to others, extra living costs if you must live elsewhere after a loss, and the strata's insurance deductible if you are asked to pay it. Review it each year with a strata insurance broker, bringing a summary of the strata's own policy.
Who pays the strata insurance deductible?
Normally all the owners, through strata fees, because the BC government treats a deductible as a common expense. The council can pay it from the contingency reserve fund without the usual 3/4 vote. But under section 158 of BC's Strata Property Act, if you are responsible for the loss that led to the claim, the strata can recover the deductible from you, and you do not have to have been negligent.
How large are strata insurance deductibles in BC?
The BC government says strata deductibles can range from $100,000 to $750,000, and some are higher, depending on the number of homes and the strata's claims history. We have not found a published figure for small multiplex buildings alone, so ask for the deductibles in the building's current policy before you buy, and check that your own policy covers that amount if it is charged to you.
Will I be told if the strata's deductible goes up?
Yes. Under section 154 of BC's Strata Property Act, the strata must review its insurance every year, report on it at each annual general meeting, and tell owners and tenants about any material change in cover, including an increase in a deductible. When you get that notice, call your own broker to make sure your policy still covers the amount you could be charged.
Can a strata's insurer drop the building without warning?
No. The BC government says an insurer or insurance agent must give the strata corporation 30 days' notice before declining to renew its policy or making a material change to it. That gives the council time to find other cover. If you see a note about a renewal problem in the meeting minutes of a building you are looking at, ask the seller how it was resolved.
Does the strata's insurance cover upgrades made to my home?
Do not count on it. The BC government advises strata owners to insure improvements made to their home by current and previous owners, up to a stated limit, in their own policy, alongside their belongings and liability. If you buy a home with an upgraded kitchen or flooring, tell your broker, and compare your policy with a summary of the strata's policy so no gap is left between the two.
What should I check about insurance before I buy a strata home?
Ask for the strata's insurance summary or certificate, which shows the insurer, the amount of cover and the deductibles. Read the recent minutes for claims or renewal problems. Then ask your own broker for a quote that covers the strata's deductible, and make your offer subject to reviewing these documents, so you can cancel if the cover or the deductibles are a problem for your family.
Living Articles
More from The Playbook
Why Multiplex
The case for ground-oriented living
ExploreBuying Guide
From discovery to closing
ExploreFinancing
Mortgages, programs & more
ExploreMarket Reports
Data, trends & analysis
ExploreLiving
What ownership looks like
ExploreMulti-Gen
Families buying together
ExploreWhere to Buy (Van)
Vancouver neighbourhood data
ExploreWhere to Buy (Burnaby)
Burnaby neighbourhood data
ExploreStrata Guide
Bylaws, governance & ownership
ExploreTalk to a Multiplex Expert
Whether you're buying, building, or exploring your options, our team can help you navigate the process with confidence.
Ready to find your multiplex?
Browse duplexes, triplexes, and fourplexes across Greater Vancouver and BC.