Special Levies in a Multiplex Strata
A special levy is a one-time charge on every owner for a cost that the monthly strata fees and the savings fund do not cover, such as a new roof. In BC it needs a 3/4 vote of the owners at a meeting, and it is shared the same way as strata fees. In a small building, each owner's share of a large repair is large, so read the documents before you buy.
Questions about this guide: Gary Paul, REALTOR®, Personal Real Estate Corporation, Grand Central Realty, 778-828-7476
Key Topics
It needs a 3/4 vote
Under section 108 of BC's Strata Property Act, a special levy needs a 3/4 vote at an annual or special general meeting. In a triplex that means all three owners; in a fourplex, three of four.
It is shared like strata fees
Each home's share follows the same formula as strata fees, based on unit entitlement. A different split needs a unanimous vote.
The resolution sets the dates
The resolution must state the amount, the purpose and the date by which the levy is due, or the dates of each instalment if it is paid in parts.
Buying while a levy is due
If a levy was approved before you buy, the seller pays the part due before the sale closes and you pay the part due after (section 109). Ask about any approved or planned levy.
Unpaid levies can mean a lien
If an owner does not pay, the strata can register a lien on their home after giving at least two weeks' written notice (sections 112 and 116).
Insurance deductibles are different
The council can pay an insurance deductible from the savings fund without the usual 3/4 vote, so a claim does not wait for a meeting, according to the BC government.
How the Share Works in a Small Building
An example to show the arithmetic, using a round figure. It is not an estimate of what any repair costs.
Say a strata approves a $40,000 levy. If the homes have equal unit entitlement, each owner pays $20,000 in a duplex, $13,333 in a triplex and $10,000 in a fourplex. In a building of 40 homes with equal shares, each would pay $1,000.
Homes rarely have equal shares, since unit entitlement often follows the size of each home. Ask for the unit entitlement of the home you want and apply it to any repair the minutes mention.
Our view
In a small building, a levy is shared by very few people, so read the minutes and ask about planned repairs before you make an offer. That conversation costs nothing and tells you the most.
Talk to our team if you would like help reading the documents for a home you are considering.
Where these rules come from
- Strata Property Act, Part 6: Finances (sections 91 to 118), 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.
- The contingency reserve fund (CRF) in strata corporations, Government of British Columbia. Published April 22, 2024, accessed October 8, 2026.
- Insurance for strata corporations, Government of British Columbia. Published July 23, 2025, accessed October 8, 2026.
- Strata depreciation report requirements, Government of British Columbia. Published November 12, 2025, accessed October 8, 2026.
General information only. The special levy rules on this page are as published in BC's Strata Property Act and by the BC government on the dates noted, and the example uses a round figure to show the arithmetic only. None of this is legal or financial 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
- A special levy needs a 3/4 vote at an owners' meeting with at least 2 weeks' notice.
- It is shared like strata fees, by unit entitlement, unless every owner agrees otherwise.
- If you buy while a levy is due, you pay the instalments due after the sale closes.
- An unpaid levy can lead to a lien on the owner's home.
- The council can pay an insurance deductible from savings without a vote.
Frequently Asked Questions
What is a special levy in a BC strata?
A special levy is a one-time charge on every owner in a strata for a cost that the monthly strata fees and the contingency reserve fund do not cover, such as replacing a roof. Under section 108 of BC's Strata Property Act it must be approved by a 3/4 vote at an annual or special general meeting, and the resolution sets the amount, the purpose and the date it is due.
How many owners must agree to a special levy in a triplex or fourplex?
A 3/4 vote of the votes cast at the meeting, with one vote per home. If every owner votes, a triplex needs all three owners to agree, since two of three is less than 3/4, and a fourplex needs three of the four. For the meeting to make decisions, owners holding 2/3 of the votes must attend when the strata has fewer than 4 homes or owners, unless the bylaws say otherwise.
How is a special levy split between owners?
The same way as strata fees. Under section 108 of BC's Strata Property Act, each home's share follows the strata fee formula, which is based on unit entitlement, so a larger home usually pays a larger share. The owners can choose a different split only by a unanimous vote. Ask for the unit entitlement of the home you are buying to see what share of any levy would be yours.
Who pays a special levy if I buy a home while one is due?
It depends on when each payment is due. Under section 109 of BC's Strata Property Act, if a special levy was approved before the home is sold, the seller owes the part that is payable before the date the sale closes, and the buyer owes the part payable on or after that date. Ask the seller about any approved levy, and have your lawyer check how the purchase contract deals with it.
What happens if an owner does not pay a special levy?
The strata can register a lien against that owner's home. Under BC's Strata Property Act, it must first give the owner at least two weeks' written notice demanding payment, and it can then file a certificate of lien at the land title office.
Can the strata pay an insurance deductible without a vote?
Yes. The BC government says the council can pay a strata insurance deductible from the contingency reserve fund without the usual 3/4 vote of the owners, so an insurance claim is not held up waiting for a meeting. If the savings fund cannot cover it, the owners may need to approve a special levy. The strata can also charge the deductible to an owner responsible for the loss.
Can a special levy be paid in instalments?
It can, if the owners approve it that way. Under section 108 of BC's Strata Property Act, the resolution approving a special levy must state the date by which it is to be paid, or, if it is payable in instalments, the date of each instalment. Read the resolution in the minutes to see what you would owe and when, especially if you are buying while a levy is still being paid.
How can I tell if a special levy is coming before I buy?
Read the minutes of recent meetings for repairs the owners have discussed, and ask the seller about any levy that has been approved or proposed. Compare the contingency reserve fund balance with the repairs ahead. In a building of 5 or more homes, the depreciation report lists expected repairs; in a duplex, triplex or fourplex there may be none, so the minutes matter more.
Living Articles
Depreciation Reports & Reserve Funds
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How Much Are Strata Fees on a Multiplex Home?
What homes for sale list as their fee today.
Strata for Multiplex Homes
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