How Strata Painting Approvals Work in BC — and How to Get One Passed

Getting a strata painting program approved in BC takes longer than most property managers expect — especially for exterior programs that involve significant common property expenditure. The BC Strata Property Act (SPA) governs how strata corporations authorize expenditures, and painting programs that exceed certain thresholds require council votes or even special resolution with owner approval. Understanding the process in advance makes the approval timeline predictable and reduces the frustration that comes from submitting a quote and waiting for months without a decision.

Ordinary vs. Special Resolution Under BC Strata Law

Under the BC Strata Property Act, strata corporations can authorize expenditures up to the amount established in their budget (usually an operating fund threshold) by ordinary council resolution. Expenditures that exceed the strata's contingency reserve fund limit — or that involve a specific type of significant common property modification — require a special resolution, which means a general meeting and a 3/4 vote of all strata lot owners. For a large exterior painting program, the expenditure may well trigger this higher approval requirement.

The practical implication: if a painting program needs to go to a general meeting, the timeline extends by at least the notice period required to call the meeting (typically two weeks minimum under the SPA, though many strata corporations hold AGMs annually). Submitting a quote in October for a painting program that needs a special resolution may mean the earliest start is the following spring after the AGM.

What to Include in the Quote Package for Council Approval

A quote that makes it easy for council to vote yes will include: a detailed written scope with all prep described (not just "prep and paint"), the specific products being used with a product data sheet, painted colour samples on the actual substrate (not just colour chips), a phased schedule showing when each section of the building is being worked on, proof of insurance and WCB clearance letter, and references from comparable strata projects. The more information council members have, the fewer objections arise at the meeting.

Written by the Burnaby Commercial Painting Co Team. Related: Strata Painting